Floor Area and Lot Coverage Regulations | UpCodes (2025)

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In all districts, as indicated, the floor area and lot coverage regulations of this Section 24-10, inclusive, shall apply as follows.

For any zoning lot, the maximum floor area ratio and maximum percent of lot coverage for a community facility use shall not exceed the floor area ratio and lot coverage set forth in Section 24-11 (Maximum Floor Area Ratio and Percentage of Lot Coverage), except as otherwise provided in the following Sections:

The floor area ratio provisions of Section 24-11 (Maximum Floor Area Ratio and Percentage of Lot Coverage), inclusive, shall be modified for certain areas as follows:

1. in R8B Districts within Community District 8, in the Borough of Manhattan, the maximum floor area ratio on a zoning lot containing community facility uses exclusively shall be 5.10;
2. in R10 Districts, except R10A or R10X Districts, within Community District 7, in the Borough of Manhattan, all zoning lots shall be limited to a maximum floor area ratio of 10.0; and

3. in R9 and R10 Districts, for zoning lots containing a building that is developed or enlarged pursuant to the applicable tower regulations of Section 23-435 or 23-737 (Tower regulations) the provisions of Section 23-242 (Special provisions for certain Community Districts) shall apply:

   1. to only the residential portion of a building where less than 75 percent of the total floor area of such building is allocated to residential use; and
   2. to the entire building where 75 percent or more of the total floor area of such building is allocated to residential use.

1. Elimination or reduction in size of non-bonused open area on a zoning lot containing a bonused amenity

   In all districts, any existing open area for which a floor area bonus has not been utilized that occupies the same zoning lot as an existing publicly accessible open area or other public amenity, open or enclosed, for which a floor area bonus has been utilized, may be reduced in size or eliminated only upon certification of the Chairperson of the City Planning Commission that all bonused amenities comply with the standards under which such floor area bonus was granted.

2. Nighttime closing of existing public open areas

   In all Residence Districts, the City Planning Commission may, upon application, authorize the closing during certain nighttime hours of an existing publicly accessible open area for which a floor area bonus has been received, pursuant to Section 37-727 (Hours of access).

3. Elimination or reduction in size of existing public amenities

   In all districts, no existing publicly accessible open area, arcade or other public amenity, open or enclosed, for which a floor area bonus has been utilized, shall be eliminated or reduced in size, except by special permit of the City Planning Commission, pursuant to Section 74-761 (Elimination or reduction in size of bonused public amenities).

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In the districts indicated, the portion of a building containing a community facility use located at any height up to but not exceeding 23 feet above curb level or base plane, where applicable, may be excluded in determining the percentage of lot coverage set forth in Section 24-11 (Maximum Floor Area Ratio and Percentage of Lot Coverage). Obstructions permitted under the provisions of Section 24-33 (Permitted Obstructions in Required Yards or Rear Yard Equivalents) shall not be included in lot coverage.

R3 R4 R5

In the districts indicated, except R5D Districts, the maximum floor area ratio set forth in Section 24-11 (Maximum Floor Area Ratio and Percentage of Lot Coverage) may be increased to the floor area ratio set forth in the table in this Section, if yards are provided as follows:

1. on interior lots, a front yard not less than 30 feet in depth, and a side yard not less than 15 feet in width along any side lot line;
2. on corner lots, two front yards, each not less than 30 feet in depth;
3. on through lots, a front yard not less than 30 feet in depth along each front lot line, provided, however, that if the rear yard equivalent required for such through lot is provided as set forth in the alternative in paragraph (b) of Section 24-382 (Required rear yard equivalents), at least one side yard not less than 30 feet in width shall be provided in addition.

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In the districts indicated, for developments or enlargements with 25 percent or less of the total floor area of the building allocated to residential uses, for each square foot of a public plaza, subject to the provisions of Section 37-70, provided on a zoning lot, the total floor area permitted on that zoning lot under the provisions of Section 24-11 (Maximum Floor Area Ratio and Percentage of Lot Coverage) may be increased by six square feet.

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In the districts indicated, for developments or enlargements with 25 percent or less of the total floor area of the building allocated to residential uses, for each square foot of arcade provided on a zoning lot in accordance with the provisions of Section 37-80 (ARCADES), the total floor area permitted on that zoning lot under the provisions of Section 24-11 (Maximum Floor Area Ratio and Percentage of Lot Coverage) may be increased by three square feet.

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In all districts, as indicated, the provisions of this Section shall apply to any zoning lot containing community facility and residential uses.