91-22 - Floor Area Increase Regulations

LAST AMENDED
12/5/2024

The basic maximum #floor area ratio# (FAR) of the underlying district may be increased by the inclusion of specific additional
bonus #floor area# for a maximum #floor area ratio# as specified in the table in this Section.

The provisions of paragraph (a) of Section 75-422 (Certification to transfer development rights from landmarks), pertaining to
the transfer of development rights from landmark sites, shall be subject to the restrictions on the transfer of development rights
(FAR) of a landmark “granting lot” as set forth in this table. Wherever there may be an inconsistency between any provision in
Section 75-422 and the table, the provisions of the table shall apply.

                  MAXIMUM FLOOR AREA RATIOS AND FLOOR AREA BONUSES BY ZONING DISTRICT

                                     BASIC AND MAXIMUM FLOOR AREA RATIOS (FAR)


                   Means for              #Special Lower Manhattan      Historic          South Street Seaport Subdistrict and
                   Achieving          District# except within Core or         &                      all waterfront #zoning lots#
                   Permitted FAR                         Subdistrict    Comm
                   Levels on a                                            Core
                   #Zoning Lot#


                                    R8       C6-4      C5-3    M1-4       C5-5     C2-8      C4-6       C6-      C5-3      C6-9
                                                                                                         2A
                                                       C5-5


                                                       C6-9



                   Basic maximum   6.52      10.0      15.0     2.01       15.0    2.01        3.4      6.01      15.0      15.0
                   FAR for non-
                                                                6.52               3.42                 6.52
                   residential

                   #uses#
Basic maximum       6.02     10.0    10.0   NA    10.0   10.0     3.4   6.02   10.0   10.0
FAR for

standard

#residences#




Basic maximum        7.2     12.0    12.0   NA    12.0   12.0    4.08    7.2   12.0   12.0
FAR for

#qualifying

affordable

housing# or

#qualifying

senior

housing#




Maximum as-          NA      2.09     3.0   NA     NA      NA     NA     NA     NA     NA
of-right #floor

area# bonus for

#public plazas#




Maximum FAR          7.2    12.09    18.0   6.5   15.0   12.0    4.08    7.2   15.0   15.0
with as-of-right

#floor area#

bonuses




Maximum              NA      2.06     3.0   NA     3.0    2.07    NA     NA    3.07   3.07
#floor area#

bonuses by

authorization or

special permit:


#mass transit

station#

improvements

and #covered

pedestrian

spaces#




Maximum FAR          7.2   12.08,9   18.0   6.5   18.0   12.08   4.08    7.2   18.0   18.0
with as-of-right,

authorization or

special permit

#floor area#

bonuses
          Development          NA        10.0    15.03       NA        15.0       NA        NA       NA        NA        NA
          rights (FAR) of
                                                 18.04
          a landmark lot

          for transfer

          purposes (75-

          42)




          Maximum total        NA         NA        NA       NA         NA        NA       4.08    8.02     21.65     21.65
          FAR of

          designated

          receiving sites

          in South Street

          Seaport

          Subdistrict (91-

          60)




          Maximum FAR          7.2    14.08,9     21.6      2.41       21.6       NA       4.08    8.02     21.65     21.65
          with transferred
                                                            7.82
          development

          rights from

          landmark

          #zoning lot#

          and as-of-right

          and

          authorization or

          special permit

          #floor area#

          bonuses



1    for a #commercial# or, where permitted, #manufacturing use#

2    for a #community facility use#

3    if receiving lot is located in a zoning district with a basic maximum FAR of less than 15

4    if receiving lot is located in a zoning district with a basic maximum FAR of 15

5    maximum FAR for receiving lots less than 30,000 square feet

6    for #zoning lots# utilizing a #floor area# bonus pursuant to Section 66-51 (Additional Floor Area for Mass Transit Station Improvements), the
    maximum #floor area# bonus shall be 2.4 FAR

7    only pursuant to Section 66-51

8    for #zoning lots# containing #qualifying affordable housing# or #qualifying senior housing#, and utilizing a #floor area# bonus pursuant to
    Section 66-51, the maximum FAR shall be calculated in accordance with the provisions of such Section

9    for #zoning lots# containing #qualifying affordable housing# or #qualifying senior housing#, and utilizing a #floor area# bonus for #public
             plaza#, the maximum FAR shall be calculated in accordance with the provisions of paragraph (c) of Section 91-23 (Floor Area Bonus for
             Public Plazas).