Within the Special College Point District, the floor area ratio permitted for commercial, community facility or manufacturing uses, separately or in combination, shall be 1.0.

However, within the M2-1 District south of 30th Avenue and its prolongation, the maximum floor area ratio for commercial, community facility or manufacturing uses, separately or in combination, shall be as permitted in the underlying district, for:

(a)        portions of zoning lots within 600 feet of College Point Boulevard, where such zoning lot has frontage on College Point Boulevard; or

(b)        zoning lots with frontage on the Whitestone Expressway.