81-211 - Maximum floor area ratio for non-residential or mixed buildings

LAST AMENDED
12/5/2024

(a)    For #non-residential buildings# or #mixed buildings#, the basic maximum #floor area ratios# of the underlying districts shall apply
        as set forth in this Section.

(b)    In the #Special Midtown District#, the basic maximum #floor area ratio# on any #zoning lot# may be increased by bonuses or other
        #floor area# allowances only in accordance with the provisions of this Chapter, and the maximum #floor area ratio# with such
        additional #floor area# allowances shall in no event exceed the amount set forth for each underlying district in the following table:

MAXIMUM FLOOR AREA ALLOWANCES FOR SPECIFIED FEATURES AND MAXIMUM FLOOR AREA RATIOS BY
DISTRICTS


                                                    Maximum #Floor Area Ratio# (FAR)


                   Means for Achieving              C5P         C6-4 C6-5       C5-2.5 C6-     C6-7T        C5-3 C6-6
                   Permitted FAR Levels on a                    M1-6            4.5 C6-5.5                  C6-7
                   #Zoning Lot#                                                 C6-6.5


                   A. Basic Maximum FAR             8.0         10.0            12.0           14.0         15.0


                   B. Maximum As-of-Right           —           1.01,2          1.01,3         —            1.02
                   #Floor Area#
                   Allowances: #Public plazas# -
                   Section 81-23


                   C. Maximum Total FAR with 8.0                11.01,2,6       13.01,3        14.0         16.0
                   As-of-Right Incentives


                   D. Maximum District-wide         1.65        2.05            2.4            2.8          3.0
                   #Floor Area# Allowances:
                   #Mass Transit Station# -
                   Section 66-51


                   E. Maximum Total FAR with 9.6                12.0            14.4           16.8         18.0
                   District-wide and As-of-Right
                   Incentives


                   F. Maximum #Floor Area#          —           2.0             —              —            3.0
                   Allowances in Penn Center
                   Subdistrict: #Mass Transit
                   Station# Improvement -
                   Section 81-541


                   G. Maximum Total FAR with —                  12.0            —              —            18.0
                   As-of-Right, District-wide
                   and Penn Center Subdistrict
                   Incentives
H. Maximum As-of-Right
#Floor Area# Allowances in
Theater Subdistrict:


 Development rights (FAR) of —       10.0    12.0   14.0   15.0
a "granting site" - Section 81-
744


 Maximum amount of               —   2.0     2.4    2.8    3.0
transferable development
rights (FAR) from "granting
sites" that may be utilized on a
"receiving site" - Section 81-
744(a)


I. Maximum Total FAR with      —     12.0    14.4   16.8   18.0
As-of-Right #Floor Area#
Allowances in Theater
Subdistrict


J. Maximum #Floor Area#        —     2.4     —      —      —
Allowances by Authorization
in Eighth Avenue Corridor -
Section 81-744(b)


K. Maximum Total FAR with —          14.4    14.4   16.8   18.0
As-of-Right and Theater
Subdistrict Authorizations


L. Maximum Special Permit      —     4.4     2.4    2.8    3.0
#Floor Area# Allowances in
Theater Subdistrict:
Rehabilitation of "listed
theaters" Section 81-745


M. Maximum Total FAR          9.6    14.47   14.4   16.8   18.0
with Theater Subdistrict,
District-wide and As-of-Right
Incentives


N. Maximum FAR of Lots
Involving Landmarks:


 Maximum FAR of a lot          8.0   10.0    12.0   14.0   15.0
containing non-bonusable
landmark - Section 74-711 or
as-of-right
                     Development rights (FAR) of 8.0             10.0          13.04         14.0          16.0
                    a landmark lot for transfer
                    purposes - Section 75-42


                     Maximum amount of              1.6          2.0           2.4           No Limit      No Limit
                    transferable development
                    rights (FAR) from a landmark
                    #zoning lot# that may be
                    utilized on a #receiving lot# -
                    Section 75-42


                    O. Maximum Total FAR of a        9.6         14.47         14.4          No Limit      No Limit
                    Lot with Transferred
                    Development Rights from
                    Landmark #Zoning Lot#,
                    Theater Subdistrict
                    Incentives, District-wide
                    Incentives and As-of Right
                    Incentives


1     Not available for #zoning lots# located wholly within Theater Subdistrict Core

2     Not available within the Eighth Avenue Corridor

3     Not available within 100 feet of a #wide street# in C5-2.5 Districts

4     12.0 in portion of C6-5.5 District within the Theater Subdistrict Core

5     For #zoning lots# with #qualifying affordable housing# or #qualifying senior housing#, the permitted #floor area# bonus shall be
        calculated in accordance with Section 66-51 (Additional Floor Area for Mass Transit Station Improvements)

6     12.0 for #zoning lots# with full #block# frontage on Seventh Avenue and frontage on West 34th Street, pursuant to Section 81-542
        (Retention of floor area bonus for plazas or other public spaces)

7     For #zoning lots# utilizing a #floor area# bonus pursuant to Section 66-51, such maximum #floor area ratio# shall only be permitted
        with the provision of #qualifying affordable housing# or #qualifying senior housing#.