93-22

Floor Area Regulations in Subdistricts B, C, D, E, F, G and H

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  1. Subdistricts B, C, D and E

    In Subdistricts B, C, D and E, the basic maximum floor area ratio is determined by the subdistrict and, where applicable, subarea, as specified in the table in this Section. The basic maximum floor area ratios for non-residential buildings are set forth in Row A, and the basic maximum floor area ratios for buildings containing residences are set forth in Row B. Such basic maximum floor area ratios may be increased to the amount specified in Row C only pursuant to Section 93-31 (District Improvement Fund Bonus) or as otherwise specified in Sections 93-221 through 93-224.

    For a zoning lot with more than one building, the basic maximum floor area ratios set forth in Row A shall apply, provided that any building that is developed or enlarged after January 19, 2005, is wholly non-residential. If a building containing residences is developed or enlarged on such a zoning lot after January 19, 2005, the basic maximum floor area ratios set forth in Row B shall apply.

    Notwithstanding the provisions of this Section, the basic maximum permitted floor area ratio may be increased on a receiving lots in accordance with Section 75-42 (Transfer of Development Rights from Landmarks), provided that the maximum floor area transferred from the landmark lot does not exceed the basic maximum permitted floor area ratio less the total floor area of all buildings on the landmark lot.


    MAXIMUM PERMITTED FLOOR AREA RATIO WITHIN SUBDISTRICTS B THROUGH E

    Farley Corridor Subdistrict B

    34th St
    Corridor Subdistrict C

    Hell’s Kitchen
    Subdistrict D

    South of Port 
    Auth.
    Subdistrict E

    Subarea

    Western
    Blocks

    Central
    Blocks

    Farley Post Office

    Penn.
    Stn.

    Subarea
    D1

    Subarea
    D2

    Subarea
    D3

    ROW A

    Basic maximum FAR for non-residential buildings

    10.0 total
    10.0 C
    2.0 CF

    12.0 total
    12.0 C
    2.0 CF

    10.0 total
    10.0 C
    2.0 CF

    10.0 total
    10.0 C
    2.0 CF

    10.0 total
    10.0 C
    10.0 CF

    7.5 total
    2.0 C
    7.5 CF

    7.5 total
    2.0 C
    7.5 CF

    7.5 total
    6.0 C
    7.5 CF

    10.0 total
    10.0 C
    2.0 CF

    ROW B

    Basic maximum FAR for buildings containing residences

    NA

    NA

    10.0 total
    10.0 C
    6.0 R
    2.0 CF

    NA

    6.5 total
    6.5 C
    6.5 R
    6.5 CF

    6.5 total
    2.0 C
    6.5 R
    6.5 CF

    6.5 total
    2.0 C
    6.5 R
    6.5 CF

    7.5 total
    6.0 C
    7.5 R
    7.5 CF

    NA

    ROW C

    Maximum FAR through special floor area increases pursuant to Section 93-30, inclusive, qualifying affordable housing or qualifying senior housing, or Section 75-42, inclusive, as applicable.

    21.6 total
    21.6 C
    6.0 R
    2.0 CF

    19.0 total
    19.0 C
    4.0 R
    2.0 CF

    NA

    19.5 total
    19.5 C
    2.0 CF

    13.0 total
    13.0 C
    12.0 R
    12.0 CF

    15.0 total
    3.0 C
    12.0 R
    12.0CF

    13.0 total
    3.0 C
    12.0 R
    12.0CF

    12.0 total
    7.2 C
    7.5R
    12.0CF

    18.0 total
    18.0 C
    3.0 R
    2.0 CF

    C         = Commercial FAR
    CF       = Community Facility FAR
    R         = Residential FAR
  2. Subdistrict F

    In Subdistrict F, the floor area ratio provisions of Section 93-225 (Floor area regulations in Subdistrict F) shall apply.
  3. Subdistrict G

    In Subdistrict G, the floor area ratio provisions of Section 93-226 (Floor area regulations in Subdistrict G) shall apply.
  4. Subdistrict H

    The basic maximum floor area ratio of a zoning lot containing non-residential buildings shall be 10.0 and may be increased to a maximum floor area ratio of 12.0 pursuant to Section 93-31 (District Improvement Fund Bonus). Such zoning lot may also contain residences within buildings existing on January 19, 2005, provided that such buildings are not enlarged after such date. For zoning lots containing residences within a building that is developed or enlarged on or after January 19, 2005, the basic maximum floor area ratio shall be 6.5. The floor area ratio of any such zoning lot may be increased from 6.5 as follows:
    1. The residential floor area may be increased to a maximum of 12.0 where the following are met:
      1. an amount of floor area equal to at least 20 percent of the total residential floor area is allocated to qualifying affordable housing or qualifying senior housing; and
      2. a floor area increase or transfer equal to a floor area ratio of 2.5 has been earned pursuant to Section 93-31 or 93-32 (Floor Area Regulations in the Phase 2 Hudson Boulevard and Park).
    2. For the conversion to dwelling units of non-residential buildings, or portions thereof, where the total floor area on the zoning lot to be converted to residential use exceeds a floor area ratio of 12.0, such excess floor area shall be permitted only pursuant to Section 93-31.
       

             For developments or enlargements on qualifying transit improvement sites, a floor area bonus for mass transit station improvements may be granted by the City Planning Commission pursuant to the provisions of Section 66-51 (Additional Floor Area for Mass Transit Station Improvements). As a pre-condition to applying for such floor area bonus, the applicant shall demonstrate that a floor area ratio of no less than 0.1 of the maximum floor area ratio pursuant to Section 93-31 or the provisions of paragraph (a) of this Section, has been achieved prior to, or in conjunction with, the application. For the purposes of this paragraph, defined terms additionally include those in Section 66-11 (Definitions).

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