81-65 Special Floor Area Provisions for All Non-Qualifying Sites
For non-residential buildings or mixed buildings on non-qualifying sites in the East Midtown Subdistrict, the basic maximum floor area ratios of the underlying districts shall apply as set forth in this Section. Such 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:
Grand Central Core Area | Any Other Area | |||
Means for achieving permitted FAR on a zoning lot for all other sites | C5-3 C6-6 | C5-2.5 C6-4.5 | C5-3 C6-6 | C5-2.5 C6-4.5 |
A. Basic Maximum FAR | 15 | 12 | 15 | 12 |
B. Additional FAR for provision of a public plaza (Section 81-651) | -- | -- | 1 | 1 |
C. Total as-of-right FAR | 15 | 12 | 16 | 13 |
D. Additional FAR for subway station improvements through special permit (Section 81-652) | 3 | 2.4 | 3 | 2.4 |
E. Maximum FAR of a landmark or other structure for transfer purposes (Sections 74-79 and 81-653) | 15 | 12 | 16 | 13 |
F. Maximum amount of transferable development rights from a landmark zoning lot that may be utilized on an adjacent lot (Sections 74-79 and 81-653) | No limit | 2.4 | No limit | 2.4 |
G. Maximum FAR permitted on an adjacent lot | No limit | 14.4 | No limit | 14.4 |
For non-qualifying sites in subareas outside the Grand Central Core Area, as shown on Map 2 (East Midtown Subdistrict and Subareas) in Appendix A of this Chapter, the basic maximum floor area ratio permitted on such zoning lots shall be increased, up to the amount specified in Row B of the table in Section 81-65 (Special Floor Area Provisions for All Non-qualifying Sites), where a public plaza is provided in accordance with the provisions of Section 81-23 (Floor Area Bonus for Public Plazas).
For non-qualifying sites, the City Planning Commission may permit an increase in the amount of floor area ratio permitted on such zoning lots, up to the amount specified in Row D of the table in Section 81-65 (Special Floor Area Provisions for All Non-qualifying Sites), as applicable, where subway station improvements are made in accordance with the provisions of Sections 81-292 (Subway station improvements) and Section 74-634 (Subway station improvements in Downtown Brooklyn and in Commercial Districts of 10 FAR and above in Manhattan).
For non-qualifying sites, the City Planning Commission may permit the transfer of development rights from a granting lot to a receiving lot, pursuant to the provisions of Section 74-79 (Transfer of Development Rights From Landmark Sites), provided that:
(a) the maximum amount of floor area that may be transferred from a granting lot shall be the applicable basic maximum floor area set forth in Section 81-65 (Special Floor Area Provisions for All Non-qualifying Sites), less the total floor area of all existing buildings on the landmark zoning lot, and any previously transferred floor area. In no event shall a granting lot transfer any previously granted bonus floor area received for subway station improvements, publicly accessible open areas or the provision of district improvements pursuant to the provisions of this Chapter, or any preceding regulations;
(b) for each receiving lot, the increased floor area allowed by the transfer of development rights pursuant to this Section shall not exceed the amount resulting in the maximum floor area ratio set forth in Row F of the table in Section 81-65; and
(c) each transfer, once completed, shall irrevocably reduce the amount of floor area that may be developed or enlarged on the granting lot by the amount of floor area transferred.