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24-10 Floor Area and Lot Coverage Regulations
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R1 R2 R3 R4 R5 R6 R7 R8 R9 R10
In all districts, as indicated, the floor area and lot coverage regulations of this Section 24-10, inclusive, shall apply as follows.
For any zoning lot, the maximum floor area ratio and maximum percent of lot coverage for a community facility use shall not exceed the floor area ratio and lot coverage set forth in Section 24-11 (Maximum Floor Area Ratio and Percentage of Lot Coverage), except as otherwise provided in the following Sections:
Section 24-111 (Maximum floor area ratio for certain community facility uses)
Section 24-112 (Special floor area ratio provisions for certain areas)
Section 24-13 (Floor Area Bonus for Deep Front and Wide Side Yards)
Section 24-14 (Floor Area Bonus for a Public Plaza)
Section 24-15 (Floor Area Bonus for Arcades)
Section 24-16 (Special Provisions for Zoning Lots Containing Both Community Facility and Residential Uses)
Section 24-17 (Special Provisions for Zoning Lots Divided by District Boundaries or Subject to Different Bulk Regulations).
Where floor area in a building is shared by multiple uses, the floor area for such shared portion shall be attributed to each use proportionately, based on the percentage each use occupies of the total floor area of the zoning lot less any shared floor area.
24-11 Maximum Floor Area Ratio and Percentage of Lot Coverage
R1 R2 R3 R4 R5 R6 R7 R8 R9 R10
In all districts, as indicated, for any zoning lot, the maximum floor area ratio and maximum percent of lot coverage for a community facility use shall not exceed the floor area ratio and lot coverage set forth in the table in this Section.
Any given lot area shall be counted only once in determining the floor area ratio.
Notwithstanding any other provision of this Resolution, the maximum floor area ratio in an R9 or R10 District shall not exceed 12.0.
MAXIMUM FLOOR AREA AND MAXIMUM LOT COVERAGE IN R1 THROUGH R5 DISTRICTS
Lot coverage (percent of lot area) | ||||
District | Floor Area Ratio | Corner Lot | Interior Lot or Through Lot | |
R1 | 1.00 | 60 | 55 | |
R2 | 1.00 | 60 | 55 | |
R3 | 1.00 | 60 | 55 | |
R4 | 2.00 | 60 | 55 | |
R5 R5A R5B | 2.00 | 60 | 55 | |
R5D | 2.00 | 80 | 60 | |
MAXIMUM FLOOR AREA AND MAXIMUM LOT COVERAGE IN R6 THROUGH R10 DISTRICTS FOR CONTEXTUAL DISTRICTS
Lot coverage (percent of lot area) | ||||
District | Floor Area Ratio | Corner Lot | Interior Lot or Through Lot | |
R6A | 3.00 | 80 | 60 | |
R6B | 2.00 | 80 | 60 | |
R7A | 4.00 | 80 | 65 | |
R7B | 3.00 | 80 | 65 | |
R7D | 4.20 | 80 | 65 | |
R7X | 5.00 | 80 | 70 | |
R8A | 6.50 | 80 | 70 | |
R8B | 4.00 | 80 | 70 | |
R8X | 6.00 | 80 | 70 | |
R9A | 7.50 | 80 | 70 | |
R9D | 9.00 | 80 | 70 | |
R9X | 9.00 | 80 | 70 | |
R10A | 10.00 | 100 | 70 | |
R10X | 10.00 | 100 | 70 | |
MAXIMUM FLOOR AREA AND MAXIMUM LOT COVERAGE IN R6 THROUGH R10 DISTRICTS FOR NON-CONTEXTUAL DISTRICTS
Lot coverage (percent of lot area) | ||||
District | Floor Area Ratio | Corner Lot | Interior Lot or Through Lot | |
R6 | 4.80 | 70 | 65 | |
R7-1 | 4.80 | 70 | 65 | |
R7-2 | 6.50 | 70 | 65 | |
R8 | 6.50 | 75 | 65 | |
R9 | 10.00 | 75 | 65 | |
R10 | 10.00 | 75 | 65 | |
24-111 Maximum Floor Area Ratio for Certain Community Facility Uses
R1 R2
- In the districts indicated, for any zoning lot containing community facility uses other than those uses for which a permit is required pursuant to Sections 22-21 (By the Board of Standards and Appeals), 73-12 (Community Facility Uses in R1, R2, R3-1, R3A, R3X, R4-1, R4A or R4B Districts) and 73-13 (Open Uses in R1 or R2 Districts), or where bulk modification is permitted pursuant to Section 74-902 (Certain community facility uses in R1 and R2 Districts and certain Commercial Districts), the maximum floor area ratio shall not exceed the floor area permitted for residential uses by the applicable district regulations. The provisions of this paragraph shall not apply to buildings for which plans were filed with the Department of Buildings prior to November 15, 1972, including any subsequent amendments thereof.R3 R4 R5 R6 R7 R8 R9
- In R3 through R5 Districts, and in R6 through R9 Districts without a letter suffix, the maximum floor area ratio on a zoning lot for philanthropic or non-profit institutions with sleeping accommodations, and in R3-1, R3A, R3X, R4-1, R4A, R4B, R5A, R5B and R5D Districts, the maximum floor area ratio on a zoning lot for long-term care facilities shall be as set forth in the table in this Section. Such maximum floor area ratio may be modified by special permit of the City Planning Commission pursuant to Section 74-903 (Certain community facility uses in R3 to R9 Districts and certain Commercial Districts).
MAXIMUM FLOOR AREA RATIO FOR CERTAIN COMMUNITY FACILITY USES
District | Maximum Floor Area Ratio Permitted |
R3 | 0.50 |
R4 | 0.75 |
R5 R5A R5B | 1.27 |
R5D | 2.00 |
R6 | 2.43 |
R7 | 3.44 |
R8 | 6.02 |
R9 | 7.52 |
24-112 Special Floor Area Ratio Provisions for Certain Areas
The floor area ratio provisions of Section 24-11 (Maximum Floor Area Ratio and Percentage of Lot Coverage), inclusive, shall be modified for certain areas as follows:
- in R8B Districts within Community District 8, in the Borough of Manhattan, the maximum floor area ratio on a zoning lot containing community facility uses exclusively shall be 5.10;
- in R10 Districts, except R10A or R10X Districts, within Community District 7, in the Borough of Manhattan, all zoning lots shall be limited to a maximum floor area ratio of 10.0; and
- in R9 and R10 Districts, for zoning lots containing a building that is developed or enlarged pursuant to the applicable tower regulations of Section 23-65 (Tower Regulations), inclusive, the provisions of paragraph (a)(2) of Section 23-16 (Special Floor Area and Lot Coverage Provisions for Certain Areas) shall apply:
- to only the residential portion of a building where less than 75 percent of the total floor area of such building is allocated to residential use; and
- to the entire building where 75 percent or more of the total floor area of such building is allocated to residential use.
24-113 Existing Public Amenities for Which Floor Area Bonuses Have Been Received
- Elimination or reduction in size of non-bonused open area on a zoning lot containing a bonused amenity
In all districts, any existing open area for which a floor area bonus has not been utilized that occupies the same zoning lot as an existing publicly accessible open area or other public amenity, open or enclosed, for which a floor area bonus has been utilized, may be reduced in size or eliminated only upon certification of the Chairperson of the City Planning Commission that all bonused amenities comply with the standards under which such floor area bonus was granted. - Nighttime closing of existing public open areas
In all Residence Districts, the City Planning Commission may, upon application, authorize the closing during certain nighttime hours of an existing publicly accessible open area for which a floor area bonus has been received, pursuant to Section 37-727 (Hours of access). - Elimination or reduction in size of existing public amenities
In all districts, no existing publicly accessible open area, arcade or other public amenity, open or enclosed, for which a floor area bonus has been utilized, shall be eliminated or reduced in size, except by special permit of the City Planning Commission, pursuant to Section 74-761 (Elimination or reduction in size of bonused public amenities).
24-12 Height and Application of Lot Coverage
R3 R4 R5 R6 R7 R8 R9 R10
In the districts indicated, the portion of a building containing a community facility use located at any height up to but not exceeding 23 feet above curb level or base plane, where applicable, may be excluded in determining the percentage of lot coverage set forth in Section 24-11 (Maximum Floor Area Ratio and Percentage of Lot Coverage). Obstructions permitted under the provisions of Section 24-33 (Permitted Obstructions in Required Yards or Rear Yard Equivalents) shall not be included in lot coverage.
24-13 Floor Area Bonus for Deep Front and Wide Side Yards
R3 R4 R5
In the districts indicated, except R5D Districts, the maximum floor area ratio set forth in Section 24-11 (Maximum Floor Area Ratio and Percentage of Lot Coverage) may be increased to the floor area ratio set forth in the table in this Section, if yards are provided as follows:
- on interior lots, a front yard not less than 30 feet in depth, and a side yard not less than 15 feet in width along any side lot line;
- on corner lots, two front yards, each not less than 30 feet in depth;
- on through lots, a front yard not less than 30 feet in depth along each front lot line, provided, however, that if the rear yard equivalent required for such through lot is provided as set forth in the alternative in paragraph (b) of Section 24-382 (Required rear yard equivalents), at least one side yard not less than 30 feet in width shall be provided in addition.
No portion of a rear yard equivalent that is also a front yard or a side yard as provided under this Section may contain any obstructions not permitted in a front yard or side yard under the provisions of Section 24-33 (Permitted Obstructions in Required Yards or Rear Yard Equivalents).
However, the provisions of this Section shall not apply to philanthropic or non-profit institutions with sleeping accommodations and long-term care facilities.
Districts | Maximum Floor Area Ratio Permitted |
R3 | 1.60 |
R4 | 2.40 |
R5 | 2.40 |
24-14 Floor Area Bonus for a Public Plaza
R9 R10
In the districts indicated, for developments or enlargements with 25 percent or less of the total floor area of the building allocated to residential uses, for each square foot of a public plaza, subject to the provisions of Section 37-70, provided on a zoning lot, the total floor area permitted on that zoning lot under the provisions of Section 24-11 (Maximum Floor Area Ratio and Percentage of Lot Coverage) may be increased by six square feet.
24-15 Floor Area Bonus for Arcades
R9 R10
In the districts indicated, for developments or enlargements with 25 percent or less of the total floor area of the building allocated to residential uses, for each square foot of arcade provided on a zoning lot in accordance with the provisions of Section 37-80 (ARCADES), the total floor area permitted on that zoning lot under the provisions of Section 24-11 (Maximum Floor Area Ratio and Percentage of Lot Coverage) may be increased by three square feet.
24-16 Special Provisions for Zoning Lots Containing Both Community Facility and Residential Uses
R1 R2 R3 R4 R5 R6 R7 R8 R9 R10
In all districts, as indicated, the provisions of this Section shall apply to any zoning lot containing community facility and residential uses.
24-161 Maximum Floor Area Ratio for Zoning Lots Containing Community Facility and Residential Uses
R1 R2 R3-1 R3A R3X R4-1 R4A R4B R5D R6A R6B R7-2 R7A R7B R7D R7X R8 R9 R10
In the districts indicated, for zoning lots containing community facility and residential uses, the maximum floor area ratio permitted for a community facility use shall be as set forth in Section 24-11, inclusive, and the maximum floor area ratio permitted for a residential use shall be as set forth in Article II, Chapter 3, provided the total of all such floor area ratios does not exceed the greatest floor area ratio permitted for any such use on the zoning lot.
In Inclusionary Housing designated areas, except within Waterfront Access Plan BK-1 and in R6 Districts without a letter suffix in Community District 1, Brooklyn, the maximum floor area ratio permitted for zoning lots containing community facility and residential uses shall be the base floor area ratio set forth in Section 23-154 (Inclusionary Housing) for the applicable district. Such base floor area ratio may be increased to the maximum floor area ratio set forth in such Section only through the provision of affordable housing pursuant to Section 23-90 (INCLUSIONARY HOUSING).
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