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// CODE SNIPPET

62-32 Maximum Floor Area Ratio and Lot Coverage on Waterfront Blocks

NYC Zoning Resolution > VI Special Regulations Applicable to Certain Areas > 2 - Special Regulations Applying in the Waterfront Area > 62-30 Special Bulk Regulations > 62-32 Maximum Floor Area Ratio and Lot Coverage on Waterfront Blocks
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62-321 Residential Uses in R3, R4 and R5 Districts

The maximum floor area ratio and lot coverage for residential buildings or residential portions of buildings in R3, R4 and R5 Districts shall be in accordance with the applicable district regulations, except as provided in Section 62-323 (Affordable independent residences for seniors).

62-322 Residential Uses in R1, R2, R6, R7, R8, R9 and R10 Districts

For residential buildings or residential portions of buildings in R1, R2, R6, R7, R8, R9 and R10 Districts, the applicable regulations of Section 23-14 (Open Space and Floor Area Regulations in R1 Through R5 Districts) or Section 23-15 (Open Space and Floor Area Regulations in R6 Through R10 Districts), inclusive, shall not apply. In lieu thereof, the maximum floor area ratio and lot coverage on a zoning lot shall be as specified in the table below, except as provided for in Sections 23-154 (Inclusionary Housing), 62-323 (Affordable independent residences for seniors) and 62-35 (Special Bulk Regulations in Certain Areas Within Community District 1, Brooklyn):

MAXIMUM FLOOR AREA RATIO AND MAXIMUM LOT COVERAGE FOR RESIDENTIAL BUILDINGS OR RESIDENTIAL PORTIONS OF BUILDINGS

District

Maximum Floor Area Ratio1

Maximum Lot Coverage
(in percent)

R1 R2

.50

35

R6B

2.00

60

R6

2.43

65

R6A R7B

3.00

65

R7-1 R7-2

3.44

65

R7A R8B

4.00

70

R7D

4.20

70

R7-3 R7X

5.00

70

R8 R8A R8X

6.02

70

R9 R9A

7.52

70

R9-1 R9X

9.00

70

R10

10.002

70

1        In Inclusionary Housing designated areasand in Mandatory Inclusionary Housing areas, the floor area ratio has been modified, pursuant to Section 23-154 or Section 62-35, inclusive

2        In R10 Districts, the floor area ratio may be increased to a maximum of 12.0, pursuant to Section 23-154

62-323 Affordable Independent Residences for Seniors

In the districts indicated in the following table, the maximum floor area ratio for affordable independent residences for seniors shall be as set forth in Sections 23-144 and 23-155, as applicable, and the maximum lot coverage shall be as specified in the following table.

MAXIMUM LOT COVERAGE FOR AFFORDABLE INDEPENDENT RESIDENCES FOR SENIORS

District

Maximum Lot Coverage
(in percent)

R3

55

R4

55

R5

60

R5D R6B

60

R6 R6A R7B

65

R7 R7A R7D R7X

70

R8 R9 R10

70

Where different maximum percentages of lot coverage apply to residential and community facility uses, the higher lot coverage shall be applied to any level containing both such uses. Furthermore, the maximum percent of lot coverage for community facility uses located below the level of residential uses need not be lower than the maximum percent of lot coverage permitted for such residential uses.

62-324 Community Facility and Commercial Uses in Residence Districts

In Residence Districts, for any community facility building or community facility portion of a building on a zoning lot, the following regulations shall apply:

(a)        The maximum floor area ratio shall be in accordance with the applicable district regulations, except that no floor area bonuses shall apply. In R7-3 and R9-1 Districts, the maximum floor area ratio shall be the maximum permitted for residential buildings pursuant to Section 62-322 (Residential uses in R1, R2, R6, R7, R8, R9 and R10 Districts).

(b)        The maximum percent of lot coverage specified in Section 24-11 (Maximum Floor Area Ratio and Percentage of Lot Coverage) shall not apply. In lieu thereof, the following lot coverage regulations shall apply to community facility buildings or to that portion of a building used for a community facility use:

MAXIMUM LOT COVERAGE FOR COMMUNITY FACILITIES

District

Maximum Lot Coverage
(in percent)

R1 R2 R3 R4 R5

60

R6B

65

R6 R6A R7B R7-1

70

R7-2 R7-3 R7A R7D R7X R8 R9A

75

R9 R9-1 R9X R10

80

Any portion of a building at any height up to but not exceeding 23 feet above the base plane may be excluded in determining the percent of lot coverage set forth in the table in this Section.

In Special Mixed Use Districts, lot coverage requirements shall not apply to community facility uses.

In Residence Districts, when permitted, commercial buildings or buildings used partly for commercial use, shall comply with the regulations for residential buildings as set forth in Sections 62-321 and 62-322.

The maximum floor area ratio permitted for a community facility use shall be in accordance with the applicable district regulations, and the maximum floor area ratio permitted for a residential use shall be as set forth in this Section, 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.

Where different maximum percentages of lot coverage apply to residential and community facility uses, the higher lot coverage shall be applied to any level containing both such uses. Furthermore, the maximum percent of lot coverage for community facility uses located below the level of residential uses need not be lower than the maximum percent of lot coverage permitted for such residential uses.

62-325 Buildings in Commercial Districts

In Commercial Districts, for any commercial or community facility uses on a zoning lot, the maximum floor area ratio shall be in accordance with the applicable district regulations, except:

(a)        no floor area bonuses shall be permitted; and

(b)        the floor area ratio on a zoning lot shall not exceed 10.0.

For residential buildings and residential portions of mixed buildings, the maximum floor area ratio and lot coverage applicable to residential buildings set forth in Sections 62-321 through 62-323 shall apply as set forth for the applicable Residence District and its corresponding Commercial District in Section 35-23 (Residential Bulk Regulations in Other C1 or C2 Districts or in C3, C4, C5 or C6 Districts).

62-326 Buildings in Manufacturing Districts

In Manufacturing Districts, for any zoning lot, the maximum floor area ratio shall be in accordance with the applicable district regulations, except that no floor area bonuses shall be permitted.

62-327 Maximum Floor Area Ratio for a Mixed Use Building in a Special Mixed Use District

The maximum floor area ratio for zoning lots containing a mixed use building in a Special Mixed Use District shall be in accordance with the provisions of Section 123-64 (Maximum Floor Area Ratio and Lot Coverage Requirements for Zoning Lots Containing Mixed Use Buildings).

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