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Moderate- and higher-density residence districts are generally found close to central and regional business districts and are usually mapped in proximity to mass transit. These areas are characterized by bulkier buildings, a greater range of building heights and less automobile ownership than lower-density areas. Like lower-density residence districts, however, the character of these neighborhoods varies widely. Some are defined entirely by rowhouses, others by low apartment houses or high-rise buildings and still others by a mixture of all building types. Moderate- and higher-density residential districts are broadly characterized as either contextual or non-contextual. Non-ContextualNon-contextual districts are generally mapped where there is a diverse mix of building types and no predominant context. R6, R7-1, R7-2, R8, R9 and R10 are non-contextual districts. The bulk regulations for these districts, introduced in 1961, encourage the development of buildings without height limits set back from the street and surrounded by open space. The building form is a product of the “tower-in-the-park” vision of urban planning popular in the 1950s. Height factor regulations In R6 through R9 districts, the bulk regulations are known as height factor regulations, where the size of a building is determined by a complex set of rules involving the interrelationship between a range of height factors, floor area ratios and open space ratios. Instead of a single floor area ratio for each district, higher floor area ratios are allowed for tall buildings on lots where large areas of open space can be provided. Lower floor area ratios are allowed on smaller lots where less open space is possible. In general, the larger the size of the lot, the taller the building permitted. In R10 districts there are no height factors or open space ratios. Each zoning lot, regardless of its size, has a floor area ratio of 10.0. Open space is controlled by a lot coverage requirement. There are no height limits for non-contextual buildings in R6 through R10 non-contextual districts. Instead, a building is not allowed to penetrate a sky exposure plane, which slopes inwards from a specified base height above the street line. Therefore, the further a building is set back from the street line, the taller it can be. Tower-on-a base regulations In R9 and R10 districts, as well as commercial districts with an R9 or R10 residential district equivalent, developers may choose to build pursuant to tower regulations, which allow a building to penetrate a sky exposure plane. Buildings of great height are possible if built as towers. In response to concerns of excessive tower height in predominantly residential areas, tower-on-a-base regulations were introduced in 1994. All residential towers on wide streets in R9 and R10 districts, and C1 and C2 districts with an R9 or R10 residential district equivalent, must be built above a building base of between five and eight stories that is built at the street line. Special floor area rules ensure that the height of the towers does not exceed approximately 35 stories. To encourage an alternative to both height factor buildings and tower buildings, the Quality Housing Program was introduced in the 1980’s and is allowed to be used as an option instead of height factor or tower regulations in any R6 through R10 non-contextual district. The Quality Housing bulk regulations allow higher lot coverage, and in many instances greater FAR in exchange for height limits that are often more compatible with the surrounding context. Contextual DistrictsQuality Housing regulations Contextual districts are designed to maintain the scale and form of the city’s traditional moderate- and higher-density neighborhoods. These districts, which have an A, B, D or X letter suffix (R6A, R6B, R7A, R7B, R7D, R7X, R8A, R8B, R8X, R9A, R9D, R9X, R10A and R10X) are mapped where buildings of similar size and shape form a strong neighborhood context, or where redevelopment would create a uniform context. The bulk regulations for these districts are known as Quality Housing regulations. Created in the 1980’s to promote high-quality housing harmonious with its neighbors, the Quality Housing Program was a response to concerns that height factor buildings were often out-of-scale with the surrounding neighborhood. The program assigns a single floor area ratio to each district, and includes bulk regulations that typically produce buildings that are shorter and have higher lot coverage than height factor buildings. Height limits, rules for the placement of the street wall of a building in relation to neighboring buildings, and rules governing the minimum and maximum height of a street wall are among the contextual regulations that promote the development of buildings that are compatible with their surroundings. Ground level setbacks in front of a building must be planted and parking spaces must be located in an underground garage or behind or to the side of a building – never in front of the building. Because less open space is available for parking, slightly less parking is required than for height factor developments. The Quality Housing Program also establishes a set of rules that includes minimum apartment sizes, recreation space requirements and incentives for developers to provide amenities such as laundry rooms and daylight in corridors. All of the Quality Housing Program rules and regulations are mandatory in contextual R6 through R10 districts. Since the 1980’s, hundreds of areas throughout the city have been rezoned as contextual districts. Optional Quality Housing Regulations in Non-Contextual DistrictsIn non-contextual R6 through R10 districts, developers may choose the optional Quality Housing Program instead of height factor or tower regulations. For example, on a wide street in an R6 district outside of Manhattan, a developer may choose to build under the optional R6 bulk regulations (which are the same as those for a contextual R6A district). In general, the regulations allow moderately larger but lower buildings set at or near the street line, with more apartments than might be achievable under non-contextual regulations, as a way of encouraging the mid-rise apartment buildings that reflect the traditional scale of many neighborhoods. Although higher lot coverage and, often, greater FAR can be achieved in exchange for height limits, sometimes height factor regulations may be preferable because the surrounding blocks do not have a consistent character or because the views attainable by a taller building outweigh the advantages of greater bulk. Developers must determine which of the two sets of regulations is more appropriate for any given site but cannot mix and match the two on the same zoning lot. The taller heights permitted for height factor buildings, for example, cannot be combined with the higher lot coverage permitted for Quality Housing buildings. Other Zoning Districts: R7-3, R9-1, R10HR7-3 and R9-1 districts, where special bulk, height and setback provisions apply, may be mapped only within waterfront areas and certain special purpose districts. R7-3 is mapped within the Special Hunters Point District and along the Williamsburg waterfront. R10H, a district allowing transient hotels by special permit in addition to residential and community facility uses, is mapped only along Central Park South, and Fifth Avenue between East 59th and East 61st Streets in Manhattan. Zone R1 General Residential 1 Objectives of zone • To provide for the housing needs of the community. • To provide for a variety of housing types and densities. • To enable other land uses that provide facilities or services to meet the day to day needs of residents. 2 Permitted without consent Home occupations 3 Permitted with consent Attached dwellings; Bed and breakfast accommodation; Boarding houses; Child care centres; Community facilities; Dual occupancies; Dwelling houses; Environmental facilities; Exhibition homes; Group homes; Hostels; Multi dwelling housing; Neighbourhood shops; Places of public worship; Recreation areas; Residential flat buildings; Roads; Semi-detached dwellings; Seniors housing; Serviced apartments; Shoptop housing; Signage 4 Prohibited Any development not specified in item 2 or 3 Zone R2 Low Density Residential 1 Objectives of zone • To provide for the housing needs of the community within a low density residential environment. • To enable other land uses that provide facilities or services to meet the day to day needs of residents. 2 Permitted without consent Home occupations 3 Permitted with consent Attached dwellings; Bed and breakfast accommodation; Boarding houses; Boat launching ramps; Child care centres; Community facilities; Dual occupancies; Dwelling houses; Environmental facilities; Exhibition homes; Exhibition villages; Group homes; Health consulting rooms; Hospitals; Hostels; Information and education facilities; Jetties; Multi dwelling housing; Neighbourhood shops; Places of public worship; Recreation areas; Recreation facilities (indoor); Recreation facilities (outdoor); Residential flat buildings; Roads; Semi-detached dwellings; Seniors housing; Shop top housing; Signage; Veterinary hospitals 4 Prohibited Any development not specified in item 2 or 3 Zone R3 Medium Density Residential 1 Objectives of zone • To provide for the housing needs of the community within a medium density residential environment. • To provide a variety of housing types within a medium density residential environment. • To enable other land uses that provide facilities or services to meet the day to day needs of residents. 2 Permitted without consent Nil 3 Permitted with consent Attached dwellings; Backpackers’ accommodation; Bed and breakfast accommodation; Boarding houses; Child care centres; Community facilities; Dual occupancies; Dwelling houses; Exhibition homes; Exhibition villages; Group homes; Hostels; Information and education facilities; Multi dwelling housing; Neighbourhood shops; Places of public worship; Recreation areas; Recreation facilities (indoor); Recreation facilities (outdoor); Residential flat buildings; Roads; Semi-detached dwellings; Seniors housing; Serviced apartments; Shop top housing; Signage; Veterinary hospitals 4 Prohibited Any development not specified in item 2 or 3 Zone R4 High Density Residential 1 Objectives of zone • To provide for the housing needs of the community within a high density residential environment. • To provide a variety of housing types within a high density residential environment. • To enable other land uses that provide facilities or services to meet the day to day needs of residents. • To allow for high density residential development in close proximity to the Wollongong city centre and other commercial centres. 2 Permitted without consent Nil 3 Permitted with consent Backpackers’ accommodation; Bed and breakfast accommodation; Boarding houses; Child care centres; Community facilities; Exhibition homes; Hostels; Multi dwelling housing; Neighbourhood shops; Places of public worship; Recreation areas; Recreation facilities (indoor); Residential flat buildings; Roads; Seniors housing; Serviced apartments; Shop top housing; Signage 4 Prohibited Any development not specified in item 2 or 3 Zone R5 Large Lot Residential 1 Objectives of zone • To provide residential housing in a rural setting while preserving, and minimising impacts on, environmentally sensitive locations and scenic quality. • To ensure that large residential allotments do not hinder the proper and orderly development of urban areas in the future. • To ensure that development in the area does not unreasonably increase the demand for public services or public facilities. • To minimise conflict between land uses within the zone and land uses within adjoining zones. 2 Permitted without consent Home occupations 3 Permitted with consent Animal boarding or training establishments; Bed and breakfast accommodation; Business identification signs; Child care centres; Community facilities; Dwelling houses; Exhibition homes; Farm buildings; Places of public worship; Recreation areas; Roads; Roadside stalls 4 Prohibited Any development not specified in item 2 or 3 |
There are two roads R1 and R2 between cities A and B
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