Storefronts, Awnings and Canopies.
63 RCNY § 2-12
in effect§ 2-12 Storefronts, Awnings and Canopies.
(a) Definitions. As used in this section, the following terms have the following meanings:
Awning. "Awning" means a metal frame clad with fabric attached above or within an opening, or within an integral housing, at a window, door, porch or storefront to provide protection from the weather.
Back-of-house programming. "Back-of-house programming" means that part of a commercial or manufacturing establishment not intended for display, public use or viewing, such as food preparation, security, storage and/or employee areas.
Bulkhead. "Bulkhead" means the part of the storefront that forms a base for one or more display windows.
Canopy. "Canopy" means a metal frame clad with fabric that extends from a building entrance over the sidewalk to the curb, where it is supported on vertical posts.
Display window. "Display window" means the large glazed portion of the storefront infill, and the associated framing, above the bulkhead and below the transom, extending pier to pier. The display window is typically used for the display of goods and to provide daylight and visibility into the commercial space.
Facade. "Facade" means an entire exterior face of a building. See "primary facade" definition below.
Fixed awning. "Fixed awning" means an awning with a non-retractable metal frame clad with fabric.
Historic fabric. "Historic fabric" means a building's original or significant historic facade construction material or ornament, or fragments thereof.
Historic Storefront. "Historic storefront" means the visual appearance of a storefront as originally built or at a point in time after it has undergone alterations or additions that enhance or contribute to the building's or site's special architectural, aesthetic, cultural or historic character.
Landmarks Law. "Landmarks Law" refers to Section 3020 of the Charter and Chapter 3 of Title 25 of the Administrative Code of the City of New York.
Lintel. "Lintel" means the horizontal member or element above a door, window or storefront opening.
LPC staff. "LPC staff" means the staff of the Landmarks Preservation Commission acting in the Commission's agency capacity.
Pier. "Pier" means an exterior vertical member(s) or element(s), usually of brick, stone or metal, placed at intervals along a wall that typically separates storefront openings within a single building or define a single storefront opening.
Primary facade. "Primary facade" means a facade facing a street or a public thoroughfare that is not necessarily a municipally dedicated space, such as a mews or court.
Residential awning. "Residential awning" means any awning on a residential building and any awning on a commercial or mixed-use building except for storefront awnings.
Retractable awning. "Retractable awning" means an awning attached to a frame which allows it to be extended out or folded or rolled back tight against the building facade.
Roll-down gate. "Roll-down gate" means a security gate with a retracting mechanism that allows it to roll up and down.
Security gate. "Security gate" means a movable metal fixture installed in front of a storefront opening or bay, or inside the display window or door, to protect the store from theft or vandalism when the store is closed.
Security gate housing (or housing). "Security gate housing," or "housing," means the container that houses the rolling mechanism of a roll-down security gate.
Security gate tracks. "Security gate tracks" means the interior or exterior tracks along the sides or top and bottom of the storefront opening or bay that hold the edges of the roll-down gate.
Serving window. "Serving window" means an operable storefront display window, or window assembly within a larger window or assembly, that allows direct commercial interaction between the public and the purveyor of goods or services.
Significant feature. "Significant feature" means an exterior architectural component of a building that contributes to its special historic, cultural, and/or aesthetic character, or in the case of an historic district, that reinforces the special characteristics for which the historic district was designated.
Skirt. "Skirt" means a bottom finishing piece of fabric that hangs from the lower edge of an awning.
Storefront. "Storefront" means the first or second story area of the facade that provides access or natural illumination into a space used for retail or other commercial purposes.
Storefront bay. "Storefront bay" means the area of a storefront defined by and spanning two piers.
Storefront infill. "Storefront infill" means the framing, glazing and cladding contained within a storefront opening in the facade, including but not limited to display windows, bulkheads and entranceways.
Storefront opening. "Storefront opening" means the area of the facade between the piers and lintel which contains storefront infill. Steps and platforms in front of, and leading up to, an entry door are not part of the storefront opening.
Storefront surround. "Storefront surround" means decorative elements or treatment on the facade around the storefront opening.
Transom. "Transom" means the glazed area above a display window or door separated from the display window or door by a horizontal framing member ("the transom bar"). The glazing in the transom may be fixed or operable.
Terms not otherwise defined in these rules have the meanings given them in the Landmarks Law.
(b) General.
(1) Type of storefront work. This section sets forth criteria and other standards for proposals for new storefronts that are not re-creations or restorations of original or historic storefronts, which instead are addressed in 63 RCNY § 2-11(f).
(2) Related storefront work. Storefront work often involves other work that is covered by different sections of the Commission's rules. Specifically, applicants for new storefronts and storefront components may also want to consult the following rule sections for the applicable standards:
(i) Signage. The design and installation of signage and lighting must meet the criteria set forth in 63 RCNY § 2-13.
(ii) Heating, venting and air-conditioning. The installation of heating, venting and air conditioning equipment and grilles must meet the criteria set forth in 63 RCNY § 2-21.
(iii) Restoration of storefront facade features. Restoration of storefronts and specific architectural features must meet the criteria set forth in 63 RCNY § 2-11(f).
(iv) Barrier-free access. Work to make storefronts accessible must meet the criteria set forth in 63 RCNY § 2-18.
(3) This section does not apply to:
(i) Individual landmarks, except where specifically indicated.
(ii) Buildings subject to a building or district master plan, or other special rule approved by the Commission, governing the installation and characteristics of a storefront or awning.
(iii) Buildings with three or more uniform storefront openings, where the Commission after a Public Hearing already has approved a new storefront but not a storefront master plan
(iv) Awnings on windows that, due to their shape, size or location, will result in an awning that will detract from the special architectural features of the building.
(4) No permit is required for the following types of ordinary repair and routine maintenance work on awnings:
(i) Seasonal removal and installation of Commission approved window awnings;
(ii) Fabric patching in a matching material;
(iii) Minor repairs or adjustments to the rolling or folding arm mechanism of an awning's frame; and
(iv) Cleaning of awning material.
(c) Storefront Infill. LPC Staff will issue an approval for new storefront infill for existing storefront openings, including openings that have been infilled, for buildings in historic districts that were designed with storefronts, and buildings that were altered historically by the construction of ground floor storefronts, and at service entrances as provided in paragraph (7)(iii) of this subdivision, where no significant historic fabric exists, if the proposed work meets all of the relevant criteria set forth below:
(1) Design. The design of the new infill matches the original or historic appearance determined pursuant to the requirements of 63 RCNY § 2-11(f)(1) or is based on historic storefront prototypes and details within the specific historic district and for buildings of similar age, type and style, except that storefront infill for a building that already has storefront infill approved pursuant to this section must match the previously approved storefront infill in terms of the location, design and materials of piers, the proportions of the elements of storefront infill and finish, but allowing for minor variations in detail and finish. If the building contains three or more uniform storefronts and at least one of the storefronts contains most of its historic elements, a new storefront must match the historic design pursuant to the requirements of 63 RCNY § 2-11(f)(1). Where the historical, architectural or cultural significance of the building or storefront is reflected in changes to the storefront after the initial construction, the new storefront may be required to match the historic appearance as represented by such changes pursuant to the requirements of 63 RCNY § 2-11(f)(1). In all cases the design may be modified to make the storefront meet accessibility requirements.
(2) Configuration. The configuration of the new infill is consistent with the proportions of display windows, transoms (if necessary, given the size of the display windows) and bulkheads of historic storefront infill.
(3) Display windows.
(i) Display windows must be fixed, except that the new infill may consist of operable doors and/or operable windows over a fixed bulkhead provided:
(A) Operable doors feature bottom rails that match the height, and maintain the design intent, of storefront bulkheads required by subdivision (6) of this section;
(B) Operable windows are installed over storefront bulkheads required by this section;
(C) The infill includes either mullions, piers, fixed display windows, or a combination of these elements to avoid creating the appearance of a void at the base of the building when the storefront windows and doors are open; and
(D) The width of individual operable doors or windows are as large as practicable, and when closed the operable doors or windows will read as display windows over a bulkhead and will maintain a sense of transparency at the base of the building. In the case of a serving window, such window is no larger than fifty (50) percent of the width of the storefront bay, and any mullion or other structural element necessary to accommodate the operable window must match the material and finish of, and be consistent with, the storefront framing; and
(ii) Glazing in display windows and transoms must be clear, except that:
(A) a reversible, gray-scale translucent treatment may be applied to the interior face of display window glazing, the lesser of forty-eight (48) inches above the sidewalk or half of the height of the display window, exclusive of transom windows; or to the interior face of a transom window where existing interior conditions preclude the installation of clear transom windows; or where a dropped ceiling or security roll-gate housing is installed in conformance with this subdivision; or
(B) In cases where "back-of-house programming" cannot be located anywhere other than adjacent to a storefront window, and where if left visible to the public it would detract from the commercial establishment, building or streetscape, or could otherwise cause a security issue, staff may approve the application of a reversible grey-scale translucent film to fully or partially block one (1) or (2) display windows, subject to the following requirements: Staff may approve the application of grey scale to one (1) display window if the establishment has only two (2) display windows, and no more than two (2) display windows if the establishment has three (3) or more display windows. No grey scale may be approved if the establishment has only one (1) display window. In approving the installation of grey scale, the staff will consider the overall reduction of transparency of the storefront. The construction of any temporary partitions behind the approved greyscale film must be removed when the film is no longer needed for the commercial establishment that installed it. This subdivision shall also apply to individual landmarks.
(4) Framing. Storefront framing must feature profiled trim that recalls the articulation of historic storefront framing, and may be a traditional or contemporary type.
(5) Orientation. New infill must be installed parallel to the building's sidewalk and/or consistent with the plane of the facade and the location of the historic infill, and must be set back from the face of the existing storefront surround the minimum dimension required to avoid concealing any significant architectural feature, including features previously concealed by existing storefront infill, but in no event less than four (4) inches from the face of the storefront surround, unless conditions indicate otherwise.
(6) Bulkhead. The bulkhead must be between eighteen (18) and thirty (30) inches in height, including a stone or masonry curb, unless the historic storefront prototype indicates a lower or higher bulkhead, in which case the bulkhead may match the height of the historic prototype, and must feature details or materials that recall the articulation of historic storefronts except:
(i) Where the infill is based on a traditional example or model with paneled bulkheads, the bulkhead must feature panels and stiles, rails, and moldings that match historic prototypes; or
(ii) Where a limited amount of existing non-original infill is being modified, the new bulkhead may match the existing.
(7) Entrance and Doors.
(i) Recessed entrances may have either splayed or straight returns.
(ii) The width of the entrance will match the proportions of entryways to display windows found in historic storefronts, and will also meet minimum requirements for accessibility.
(iii) The design of the new door will maintain the design intent of new entrance infill required by this section, or will be a re-creation or restoration of the original or historic door pursuant to the requirements 63 RCNY § 2-11(f). New infill in service entrances, such as those that historically provided egress or access to freight elevators or had other utilitarian uses and were not historically used for storefronts or residential entrances, may vary in design, configuration and material in keeping with similar service entrances found in the particular historic district where the installation occurs. Alternatively, provided there is no significant historic fabric, a service entrance that was not a garage opening or loading bay for vehicles, may be removed and replaced with a storefront entrance, display window or other storefront infill pursuant to this section.
(8) Material. If the building was constructed prior to 1900, the material of the new infill must either match the historic material, if known, or be wood; for buildings constructed in or after 1900, or built before and altered in or after 1900 to include storefronts, the material of the new infill may be wood or metal or match the historic material.
(9) Finish. New storefront infill must have a finish that recalls the finish of historic storefronts.
(10) Interior Partitions and/or Built-In Features. Interior partitions, built-in features and vitrines built parallel to a display window must be a minimum of eighteen (18) inches behind the glass of the display window and:
(i) Have a surface area that blocks no more than fifty (50) percent of the area of the display window (exclusive of the transom), not including dropped soffits;
(ii) Have an interior quality finish and/or materials on the street facing side and feature non-illuminated, or indirectly illuminated display(s) of graphics or merchandise;
(iii) Are limited to a first floor storefront, except a partition or built-in feature may also be allowed at second story storefronts of commercial buildings;
(iv) Where such partition or built-in feature is a free-standing partition or vitrine within the display window below the transom, the horizontal dimension shall not block more than seventy-five (75) percent of the width of the display window; and
(v) Dropped soffits at the ceiling may be no closer than twelve (12) inches to the glass of the display or transom window and may be dropped the minimum distance necessary to address the structural or other issues requiring such dropped soffit.
(vi) This subdivision shall also apply to individual landmarks.
(11) Piers. If original or historic piers have been previously removed, the design must include the restoration of the piers or the introduction of features that recall the location, size, and dimension of such piers.
(12) Removal of modern cladding. If an applicant is proposing to remove modern cladding on the storefront or the area surrounding the storefront, the applicant must first perform probes of the material to see if historic material or elements exist behind the modern cladding.
(i) If significant historic storefront material or elements exists underneath the cladding, the historic material must be restored and the new storefront can only be approved pursuant to 63 RCNY § 2-11(f).
(ii) If a significant portion of the historic storefront surround exists underneath the cladding, but no historic storefront infill remains, the storefront surround must be restored, pursuant to 63 RCNY § 2-11(f), as part of the application for new storefront infill under this paragraph.
(13) Restoration of the original storefront opening. If the original storefront opening has been reduced or increased in size the design must include the restoration of the height and width of the original opening, except that:
(i) The existing storefront opening may be maintained where the size and organization of storefront bays and entrances were altered in a way that is consistent with other buildings within the historic district that include storefronts, or
(ii) Where interior conditions preclude restoration to the original height (e.g., later structural elements or existing interior roll-gate housing or mechanical systems) the existing storefront opening shall be enlarged or reduced to the greatest extent feasible, and:
(A) The design of the surround is consistent with the materials and details of the historic base of the building; and
(B) If necessary, given the size of the display windows, the design features an opaque glazed transom window.
(14) New door and door opening. A new door opening and door may be constructed to provide access to an existing storefront where:
(i) The new door is on the same facade and in close proximity to an existing storefront display window;
(ii) The new door opening will be installed in non-historic storefront infill or through plain brick;
(iii) The width of the new door opening is the minimum necessary to provide for a door that meets accessibility requirements and, if needed, sidelight, and the height of the door opening is aligned with the height or the storefront or other storefront feature and does not call undue attention to itself; and
(iv) The design of the new door is consistent with existing storefront doors or is consistent with the criteria for a replacement door.
(15) Security gates. LPC Staff may approve an application for roll-down security gates and grilles on proposed storefronts where:
(i) The security gate is located behind the storefront infill and the gate is open mesh where it covers glazed areas; or
(ii) If the roll-down security gate is mounted so that the gate rolls down on the exterior side of the display window and door:
(A) The installation does not affect, obscure or damage historic fabric;
(B) The housing for the roll-down security gates is installed so as not to protrude, or protrudes the least amount feasible, beyond the face of the storefront display window or transom, and it is finished to match the storefront framing;
(C) The security gate tracks are recessed or set into reveals along the sides of the storefront; and
(D) The security gate is open mesh where it covers glazed areas of the storefront.
(d) Awnings and Canopies at Commercial Storefronts and at Residential and Other Buildings.
(1) Recladding and retention of existing awnings and sidewalk canopies.
(i) LPC Staff will issue a Certificate of No Effect or a Permit for Minor Work for recladding existing awnings and sidewalk canopies if the proposed recladding meets both of the following criteria:
(A) The awning or canopy was present at the time of designation or was previously approved by an LPC permit; and
(B) The existing frame will be reclad in a material and finish that conforms to the criteria set forth in subdivision (d)(2)(vii)-(ix) or (d)(3)(ix)-(xi) of this section.
(ii) If a new storefront is being installed, an existing storefront awning or canopy in noncompliance with the criteria set forth in paragraph(3) below cannot be retained unless the applicant can demonstrate to LPC Staff that the new storefront installation will not require even the temporary removal of the existing awning or canopy.
(2) Installation of new awnings on windows, doors and porches that are not associated with storefronts. LPC Staff will issue a Certificate of No Effect or a Permit for Minor Work for new awnings on residential windows, doors and porches if the proposed awning meets all of the following criteria applicable for such installation:
(i) Awnings installed on residential windows, doors and porches will be either retractable or fixed.
(ii) Awnings will be installed at or below the lintel, or within the window opening, as close to the top of the window as feasible, and will conform to the size and shape of the window or door opening.
(iii) The attachment of the awning will not cause the loss of, damage to, or hide or obscure any significant feature.
(iv) Awnings will project at an angle and be of a length, size and slope which are proportional to the size and height of the window or door.
(v) Awnings at occupiable terraces and architectural setbacks above the ground floor may extend over more than one opening, so long as the overall length of the awning is proportional to the size and length of the terrace or setback and the depth does not exceed the depth of the terrace or setback.
(vi) Awnings on porches will conform to the bay structure and proportions of the porch.
(vii) All awnings on a building or portions of a mixed use building that are not associated with storefronts must match in terms of fabric color and pattern if installed on primary or visible secondary facades.
(viii) Awnings will be clad only with water repellant canvas with a matte finish or other fabric of a similar appearance.
(ix) Awning fabric will consist of a solid color or vertical stripes that harmonize with the historic color palette of the building. No lettering or signage is permitted on awnings that are not associated with storefronts except for an address number on an awning over an entrance, and the numbers of such address must be no greater than six inches in height.
(3) Installation of new awnings on storefronts, display windows and doorways. LPC Staff will issue a Certificate of No Effect or a Permit for Minor Work for new awnings on ground story storefronts, ground or second story display windows, and doorways if the proposed work meets all of the following criteria applicable for such installation:
(i) The awning must be retractable on buildings which were designed with integral retractable awning housings as part of the storefronts. In all other cases, the awning may be either retractable or fixed. If fixed, the awning must have a straight slope and be open at the sides. If retractable, the awning must have a straight or curved slope and may or may not have side panels. Retractable awnings may follow the curved configuration of the window or door opening over which they are installed. If a display window or doorway opening has an arched or segmental head, the awning must be retractable if it is installed at the head of the window, but may be fixed if it is installed at the rectilinear transom bar. Both retractable and fixed awnings may or may not have a skirt. Awning skirts must be unframed. The skirt height must be proportional to the height and size of the awning, but cannot be greater than twelve (12) inches.
(ii) The attachment of the awning will not cause the loss of, damage to, or hide or obscure any significant feature.
(iii) The awning will be installed within the storefront opening, surround or enframement, or, if that is not possible, at or directly below or above the lintel or transom bar, except that the awning may be attached above the lintel where:
(A) a roll-down security gate that either was present at the time of designation or was previously approved by the Commission makes it impossible to install the awning at the lintel or transom bar; or
(B) installing the awning at the lintel or transom bar will result in the lowest framed portion of the awning being less than eight feet above the sidewalk, and
(C) where the awning is installed above the lintel, the awning encroachment above the lintel will be the minimum required to accommodate the conditions described above in clauses (A) and (B), and will not detract from the significant architectural features of the storefront, building or, where relevant, historic district.
(iv) In cases where the storefront itself projects from the facade, the awning will be attached to the projecting storefront below the storefront cornice or cap.
(v) The length of the awning will not exceed the length of the storefront opening or the associated window opening, and the edges of the awning shall be aligned as closely as possible with the inside face of the principal piers of the storefront, or the window or door opening.
(vi) The underside of the awning will be open.
(vii) The lowest framed portion of the awning will be at least eight (8) feet above the sidewalk. The lowest unframed portion will be at least seven (7) feet above the sidewalk or otherwise meet applicable Department of Buildings and/or Department of Transportation criteria.
(viii) The awning will project at an angle and be of a length, size and slope which are proportional to the size and height of the storefront, window or door, as relevant.
(xi) The awning will be clad only with canvas with a matte finish or other fabric of a similar appearance.
(x) Signs, such as lettering or graphics, are permitted to be painted on the awning skirt only; no lettering or graphics will be permitted on the sloped portion of the awning. The size of lettering will be proportional to the height of the awning skirt.
(xi) Awning fabric will consist of a solid color or vertical stripes that harmonize with the historic color palette of the building, but are not required to match other awnings on buildings with multiple storefronts.
(xii) Awnings installed pursuant to approvals issued in connection with a Modification of Use or Bulk shall continue to comply with such approvals. Unless otherwise provided for in this section, awnings installed on Individual Landmarks and on storefront restorations approved by a restorative approval pursuant to 63 RCNY § 2-11(f) may be retractable or fixed, and if fixed:
(A) Have a "lean-to" frame with no connecting part between the top bar and the side bar installed perpendicular to the facade;
(B) The side bar perpendicular to the facade is round in shape;
(C) The frame is finished with a clear-coat, or grey finish; and
(D) Feature an unframed skirt.
(4) New sidewalk canopies on certain types of buildings. Installation of new sidewalk canopies on residential, hotel and former residential buildings or buildings historically constructed with an accessory residential component, including private clubs. LPC Staff will approve the installation of a sidewalk canopy where:
(i) There is historic precedent for the installation of a canopy between the building entrance and the sidewalk on this building, this type of building or, if the building is located within a historic district, in the historic district; and
(ii) The construction, installation, attachment, and height of the canopy will conform to the requirements of the Zoning Resolution and Department of Buildings and/or Department of Transportation requirements, but in no event can the bottom of the canopy be less than eight (8) feet above the sidewalk; and
(iii) The size and basic design of the canopy will be consistent with canopies historically found at buildings of this type; and
(iv) The canopy will be clad in canvas with a matte finish or other fabric of a similar appearance, in a color and pattern that matches or recalls historic designs and does not distract from the building's historic color palette. The front and side of the canopy may have the building or institutional name and address number in numbers or letters no taller than twelve (12) inches, and a logo of not more than 4 square feet on the street-facing end of the canopy, but shall not have any other signage, numbering or lettering;
(v) The underside of the canopy will be open, and the framing members may be exposed or enclosed in canvas that closely follows the profile of the shape of the canopy or canopy roof;
(vi) Small, simply designed fixtures may be attached to the framing underneath the canopy, including down-light type fixtures to illuminate the sidewalk and building entrance/walkway, heat lamps and cameras, provided such installations are not visible except from underneath the canopy;
(vii) The installation of the canopy will not damage or cause the removal of, any significant architectural feature;
(viii) The canopy frame will be attached to the facade and sidewalk with the minimal number of fasteners practical, installed in mortar joints or flat, unrelieved portions of ornamental materials, and in non-historic paving where feasible;
(ix) The canopy has round metal poles with a painted or natural finish, in keeping with style and age of the building;
(x) The canopy has a bowed profile, or to the extent precedents exist for such a design, relates to the shape of the opening; and
(xi) The canopy is installed within the architectural features enframing the opening, such as piers, cornices, lintels, and surrounds, except that where installing the canopy within the opening enframement will result in the lowest portion of the canopy being less than eight (8) feet above the sidewalk, or the operation of the door impeded, a canopy may be approved if:
(A) Sufficient space exists between the high-point of the canopy and the underside of any projecting cornice or other ornament surround enframing the entrance doors to visually separate the two elements; and
(B) At its widest points, it will overlap, extend past, or obscure ornamental elements enframing the entrance the least feasible amount.
(Amended City Record 12/20/2018, eff. 1/19/2019; amended City Record 7/20/2023, eff. 8/19/2023)
Source: City of New York, Charter, Administrative Code and Rules (American Legal Publishing XML export, codelibrary.amlegal.com)URL: https://codelibrary.amlegal.com/codes/newyorkcity/latest/NYCrules/0-0-0-90026Fetched: 10/24/2026