C1 C2 C3 C4 C5 C6

In the districts indicated, the maximum number of dwelling units on a zoning lot shall equal the maximum residential floor area permitted for the zoning lot determined in accordance with the provisions set forth in Section 35-30 (APPLICABILITY OF FLOOR AREA AND OPEN SPACE REGULATIONS) divided by the applicable factor in Section 23-20 (DENSITY REGULATIONS). For the purposes of such calculation, the maximum residential floor area permitted on the zoning lot shall equal the applicable total floor area permitted on the zoning lot, minus the amount of non-residential floor area and floor area allocated to affordable independent residences for seniors.

Illustrative Examples

The following examples, although not part of the Zoning Resolution, are included to demonstrate the application of density regulations to mixed buildings.

For a mixed building in a predominantly built-up area of a C1 District mapped within an R5 District, the maximum permitted commercial floor area ratio (FAR) is 1.0, the maximum permitted community facility FAR is 2.0 and the maximum permitted residential FAR is 1.65, provided the total FAR for all uses on the zoning lot does not exceed 2.0, pursuant to Section 35-30. On a 10,000 square foot zoning lot developed with 1.0 FAR of commercial use and 0.2 FAR of community facility use, the maximum residential floor area ratio permitted for such mixed building is 0.8. The maximum number of dwelling units permitted on the zoning lot is 9 (10,000 x 0.8 divided by a factor of 900, pursuant to Section 23-22).

For a mixed building where the residential portion is developed pursuant to the optional Quality Housing Program on a wide street in a C2 District mapped within an R7-1 District outside the Manhattan Core, the maximum permitted commercial FAR is 2.0, the maximum permitted community facility FAR is 4.8 (or 1.0 if the total FAR of the mixed building exceeds 3.5), and the maximum permitted residential FAR is 4.0, provided the total FAR for all uses on the zoning lot does not exceed 4.8, pursuant to Section 35-30. On a 15,000 square foot zoning lot developed with 1.0 FAR of commercial use and 1.0 FAR of community facility use, the maximum residential floor area ratio permitted for such mixed building is 2.8. The maximum number of dwelling units permitted on the zoning lot is 62 (15,000 x 2.8 divided by a factor of 680, pursuant to Section 23-22).

For a mixed building in a C4-6 District developed with a public plaza where less than 50 percent of the floor area on the zoning lot is occupied by residential uses, the maximum permitted commercial FAR is 4.08 (3.4 plus a 20 percent increase for a public plaza), the maximum permitted community facility FAR is 12.0 (10.0 plus a 20 percent increase for a public plaza), and the maximum permitted residential FAR is 10.0, provided the total FAR for all uses on the zoning lot does not exceed 12.0, pursuant to Section 35-30. On a 20,000 square foot zoning lot developed with 7.0 FAR of community facility use and no commercial use, the maximum residential floor area ratio permitted on such zoning lot is 5.0. The maximum number of dwelling units permitted on the zoning lot is 147 (20,000 x 5 divided by a factor of 680, pursuant to Section 23-22).