93-21 Floor Area Regulations in the Large-Scale Plan Subdistrict A

In the Large-Scale Plan Subdistrict A, the floor area provisions of this Section shall apply.

(a)        Subareas A2 through A5

In Subareas A2 through A5, the basic maximum permitted floor area ratio shall be as specified in Row A in the table in this Section. Such floor area ratio may be increased to the maximum amount specified in Row B in the table, pursuant to Section 93-31 (District Improvement Fund Bonus) or the transfer of floor area or increase in the amount of floor area from the Phase 2 Hudson Boulevard and Park pursuant to Sections 93-32 or 93-33. For zoning lots that have maximized their permitted floor area through such floor area bonus or transfer provisions, the permitted floor area may be further increased to the maximum amount specified in Row C in the table through the distribution of floor area from the Eastern Rail Yard Subarea A1, pursuant to Section 93-34. Residential use shall only be permitted on a zoning lot with a non-residential floor area ratio, as follows, or as provided for phased developments pursuant to Section 93-122 (Certification for residential use in Subdistricts A, B and E):

(1)        18.0 or more in Subareas A2 and A3

(2)        15.6 or more in Subarea A4

(3)        14.0 or more in Subarea A5.

MAXIMUM PERMITTED FLOOR AREA RATIO WITHIN SUBAREAS A2 THROUGH A5

C   = Commercial FAR

CF = Community Facility FAR

R   = Residential FAR

(b)        Eastern Rail Yard Subarea A1

The Eastern Rail Yard Subarea A1 shall generate a maximum floor area ratio of 19.0. The maximum floor area ratio for commercial use shall be 19.0, the maximum floor area ratio for residential use shall be 3.0, and the maximum floor area ratio for community facility use shall be 2.0. In order to promote a superior site plan, the amount of floor area permitted in the subarea shall be limited, and unused floor area may be distributed as follows:

(1)        The maximum floor area ratio for any zoning lot in the subarea shall be 11.0. The maximum floor area ratio for commercial use shall be 9.0, the maximum floor area ratio for community facility use shall be 2.0, and the maximum floor area ratio for residential use shall be 3.0. Residential use shall only be permitted on a zoning lot with a non-residential floor area ratio of 8.0 or more, or as provided for phased developments pursuant to Section 93-122 (Certification for residential use in Subdistricts A, B and E).

Any floor space occupied by an ERY Culture, Festival and Exhibit Facility, including any floor space accessory thereto, that is located below the elevation of the Culture Shed Plaza described in Section 93-71, paragraph (j), within the moveable portion that may be extended and retracted to cover and enclose all or any portion of the Culture Facility Plaza, or within a portion of a building that contains residential use and is not designed to house such moveable portion, shall be exempt from the definition of floor area for the purposes of calculating the permitted floor area ratio for community facility uses and the total maximum floor area ratio of the zoning lot. In addition, in a building containing both residential use and an ERY Culture, Festival and Exhibit Facility, any floor space occupied by elevator shafts, structural systems or stairwells serving the residential use that is either located on any story occupied entirely by the ERY Culture, Festival and Exhibit Facility, except for such elevator shafts, structural systems, and stairwells, or is located on a story occupied in part by the ERY Culture, Festival and Exhibit Facility where such elevator shaft or stairwell is not accessible for residential use on such story except for emergency egress, shall be exempt from the definition of floor area for the purposes of calculating the permitted floor area ratio for residential uses and the total maximum floor area ratio of the zoning lot.

For a building, or portion of a building, containing residential use that is located adjacent to the ERY High Line, any floor space used for storage, restrooms, maintenance facilities or other support space for the ERY High Line shall be exempt from the definition of floor area for the purposes of calculating the permitted floor area ratio for residential or community facility uses and the total maximum floor area ratio of the zoning lot.

(2)        Unused floor area may be distributed to zoning lots in Subareas A2 through A5 pursuant to Section 93-34, provided the total amount of distributed floor area does not exceed an amount equal to the lot area of the Eastern Rail Yard Subarea A1 multiplied by 10.0. Furthermore, the total floor area distributed to Subarea A2 shall not exceed 3,238,000 square feet.

(c)        Phase 2 Hudson Boulevard and Park

For zoning lots or portions of zoning lots in the Phase 2 Hudson Boulevard and Park, the provisions of Section 93-32 (Floor Area Regulations in the Phase 2 Hudson Boulevard and Park) and 93-33 (Special Regulations for Residual Portions of Zoning Lots Partially Within the Phase 2 Hudson Boulevard and Park) shall apply.

Notwithstanding the provisions of this Section, the basic maximum permitted floor area ratio may be increased on an "adjacent lot" pursuant to Section 74-79 (Transfer of Development Rights From Landmark Sites), 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.