The City of Yes for Housing Opportunity initiative represents a bold and transformative vision for New York City’s future. As the most significant overhaul of the city’s zoning laws since the 1961 Zoning Resolution, this initiative aims to address the city’s growing housing crisis by modernizing zoning regulations, encouraging inclusive development, and promoting sustainability. For over six decades, New York City’s zoning framework has shaped urban growth, balancing density and community character. However, as the city has evolved, so too have its challenges. The City of Yes initiative removes outdated barriers and adapts zoning regulations to better reflect contemporary urban needs, ensuring the city remains adaptable, equitable, and sustainable.

At its core, the initiative prioritizes:

1. Increasing affordable housing across all neighborhoods.

2. Streamlining zoning processes to make them more responsive to development needs.

3. Encouraging mixed-use developments that enhance economic diversity and social equity.

The City of Yes provides new opportunities for developers by removing restrictive regulations and encouraging innovative land use.

The initiative’s focus on affordable housing and mixed-use spaces ensures that future developments contribute to the city’s long-term growth, economic opportunity, and sustainability. Through strategic zoning reforms, the initiative fosters a more flexible and dynamic framework, which will not only support the city’s housing needs but also drive economic growth and social equity. This comprehensive reform is set to redefine New York City’s urban development, paving the way for a more resilient and prosperous future.

LOW-DENSITY AREA ADJUSTMENTS

TOWN CENTER ZONING

The Town Center Zoning introduces an innovative approach to revitalizing low-density areas (R1 – R5), transforming them into vibrant, mixed-use communities with housing options near essential services. By encouraging development near existing commercial zones and utilizing existing infrastructure, the initiative fosters the creation of connected, livable neighborhoods. Through thoughtful zoning adjustments and modest increases in building heights and floor area ratios in key areas, the plan meets local needs while supporting sustainable growth. This reform preserves neighborhood character, addresses affordability, and ensures community-oriented development.

Key Elements of Town Center Zoning Include:

Encouraging Smart Density:

The initiative facilitates a balanced increase in density to complement commercial activity and existing infrastructure.

Zoning Updates for R1 – R5 Districts:

• R1, R2, R3: Allow three-story buildings with a Floor Area Ratio (FAR) of 1.5.
• R4: Allow four-story buildings with a FAR of 2.0.
• R5: Allow five-story buildings with a FAR of 2.5, provided the site meets specific criteria, such as larger lot sizes or proximity to critical infrastructure.

Greater Transit Zone

Within the Greater Transit Zone, all districts allow five-story buildings with a FAR of 2.5 to capitalize on connectivity and transit access. This encourages higher density in areas where public transport infrastructure supports it, fostering walkable, transit-oriented communities. Town Center Zoning is restricted in commercial overlays that are isolated, single- block, or primarily developed with one to two family homes. This approach prevents overdevelopment in areas unsuited for larger-scale buildings, maintaining the balance between residential character and commercial growth.

To promote inclusivity, the 20% Affordability Incentive is introduced:

Applicability:

• Large projects (50+ units) must designate 20% of units as affordable to households earning up to 80% of the Area Median Income (AMI) to fully utilize the benefits of Town Center Zoning.

Protecting Neighborhood Character:

• Preserving the identity of residential areas is central to the proposal.

Exclusion Criteria:

Town Center Zoning is restricted in commercial overlays that is isolated, single-block or primarily developed with one to two-family homes. This approach prevents overdevelopment in areas unsuited for larger-scale buildings, maintaining the balance between residential character and commercial growth.

TRANSIT-ORIENTED DEVELOPMENT (TOD)

The Transit-Oriented Development (TOD) initiative introduces tailored zoning reforms to promote smart growth in low-density areas (R1 – R5) by leveraging proximity to transit hubs. It encourages higher-density, three to five-story apartment buildings in areas previously zoned for one to two-family dwellings, promotes affordable housing, and focuses on transit-rich locations. These smart modifications pave the way for thriving communities where residents can live, work, and thrive, all within proximity to transit, businesses, and essential services.

Key Provisions of TOD:

Density Increases in Low-Density Districts

Zoning Adjustments:

• R1, R2, R3: Allow three-story buildings with a Floor Area Ratio (FAR) of 1.0.
• R4: Allow four-story buildings with a FAR of 1.5.
• R5: Allow five-story buildings with a FAR of 2.0 on qualifying sites.

Eligibility Criteria for Higher Density:

• Sites must be at least 5,000 square feet.
• Located along wide streets or short blocks.
• Within 0.5 miles of transit stations and 0.25 miles for outermost stations of LIRR and Metro North Stations.

Community Facility Incentive:

• Any site with an existing community facility use is eligible for TOD benefits within the Greater Transit Zone.
• Outside the Greater Transit Zone, TOD eligibility is restricted to sites with a pre-existing community facility use.

Affordable Housing Commitment:

• Applicability:
  Large projects (50+ units) must designate 20% of units as affordable to households earning up to 80% of the Area Median Income (AMI) to fully utilize the benefits of Transit Oriented Development

ACCESSORY DWELLING UNITS (ADUs)

Accessory Dwelling Units (ADUs) are a versatile solution to address housing shortages while maintaining the character of residential neighborhoods. By allowing small, secondary units on lots with one to two-family homes, the initiative creates opportunities for multigenerational living, additional rental income for homeowners, and increased housing availability in one or two-family home zoning districts.

Key Provisions of ADU Regulations:

Permitted ADU Types:

• Detached units
• Attached extensions
• Attic conversions
• Basement ADUs

Eligibility Criteria:

Zoning Restrictions:

• Allow only on zoning lots with one or two-family homes.
• Prohibited in R1A, R2A, and R3A zoning districts, except in the Greater Transit Zone.

Unit Limitations:

• Limited to one unit per lot, up to 800 square feet and two stories tall.

Placement Requirements:

• Must be located at least five feet from lot lines.
• Cannot occupy more than 33% of the rear yard.
• In coastal flood zones, ground floor and basement ADUs are prohibited.

Historic Districts:

• Backyard ADUs are prohibited to protect architectural heritage.

Height Restrictions:

• Limited to one story unless parking is provided on the first floor.

Building Patterns:

• Prohibited in attached or row houses to maintain existing building patterns.

CITYWIDE YARD AND LOT COVERAGE REQUIREMENT UPDATE

Proposed changes to yard and lot coverage requirements create more adaptable housing opportunities, bring existing homes into compliance, relax yard regulations, and facilitate the construction of modernized, community- friendly buildings. These updates seek to balance housing flexibility with neighborhood preservation and open space protection while safeguarding open spaces and the unique charm of local communities. Adjustments to lot coverage and yard requirements strike a balance between new construction and maintaining essential green spaces.

Key Provisions of Yard and Lot Coverage Updates:

Increased Flexibility in Low-Density Districts:

• Small Floor Area Ratio (FAR) increases (e.g., from 0.5 to 0.75) to accommodate additions and renovations.
• Relaxation of yard and lot coverage rules:
  - Reduce required rear yards from 30 feet to 20 feet for lot wider than 40 feet.
  - Permit construction into the rear yard for amenity spaces in multi-family buildings (33% permitted obstructions in rear yard).
  - Relax regulations on minimum lot area and lot width to enable more development options.

Increased Flexibility in Medium to High-Density Districts (R6-R12):

• Relaxation of yard and lot coverage rules:
  - Reduce required rear yards from 30 feet to 20 feet.
  - Increase lot coverage requirements of interior and through lots from 55%-70% to 80%.

• Increased flexibility for providing off-street parking.

MEDIUM TO HIGH-DENSITY DISTRICT ADJUSTMENTS

UNIVERSAL AFFORDABILITY PREFERENCE (UAP)

The Universal Affordability Preference (UAP) introduces a zoning incentive designed to increase affordable housing options citywide by updating older voluntary inclusionary housing programs and providing bonuses in areas without current affordability requirements. UAP aims to create sustainable, inclusive high-density districts by encouraging affordable housing development and addressing affordability gaps.

Key Provisions of UAP:

• A 1:1 ratio of affordable units for extra FAR (newly created FAR and height can only be used for affordable units).
• The UAP introduces affordability incentives in medium- to high-density districts that did not previously exist, such as R6 to R9.
• Affordability for units will target households earning 60% of the Area Median Income (AMI) on average.
• FAR increases by 20% across most districts, with a height increase of one to three stories.
• Larger bonuses are offered in R6 and R7 districts to promote greater affordability.
• 20% of UAP units in projects with at least 10,000 square feet of UAP floor area must be affordable for families earning 40% of the Area Median Income (AMI).
• FARs are equalized for Mandatory Inclusionary Housing (MIH) districts where UAP FARs are higher, while MIH affordability levels continue to apply.
• Minimum unit size requirements are: 400 square feet for studios, 575 square feet for one-bedroom units, 775 square feet for two-bedroom units, and 950 square feet for three- bedroom units, or proportional to the market-rate units.
• Affordable units must be distributed both vertically and horizontally.

CAMPUS INFIL

The Campus Infill introduces greater flexibility for development on sites with existing buildings enabling more efficient use of urban space while safeguarding community character and open areas. This initiative strikes a balance between fostering growth and protecting the unique qualities of established campuses and neighborhoods.

Key Provisions of Campus Infill:

Expanded Development Flexibility:

• Removes existing “mixing rules” that prohibit the use of Quality Housing regulations on sites with Height Factor buildings.
• Provides increased height limits in high-density districts for sites over 20,000 square feet, with an additional 25% height bump for sites exceeding 40,000 square feet in non-contextual districts.
• Introduces new height limits for select infill developments in low-density districts.
• Reduces the distance between buildings for infill developments in both high-density (40 feet) and low-density districts to promote efficient land use.

Preservation of Open Space and Campus Character:

• Requires 50% open space for campus sites larger than 1.5 acres.
• Prohibits development on recreational open spaces unless replaced in kind.

Excludes NYCHA developments from the proposal to maintain their unique standards and needs.

PARKING REQUIREMENT REFORMS

The updated zoning addresses parking mandates based on local transit accessibility and car dependency. By tailoring requirements to the unique needs of each area, these changes aim to lower development costs, increase housing production, and promote sustainable urban growth. Existing parking requirements, especially in low- and medium-density areas, take up a lot of space, which leads to smaller buildings and units.

Key Provisions of Parking Requirements Tailored to Geographic Zones:

ZONING-SPECIFIC ADJUSTMENTS:

Zone 1 / Inner Transit Zone (Transit-Rich Areas):

Residential parking mandates are eliminated entirely for new developments.
The area includes Manhattan, Western Queens, and Northern Brooklyn, which have excellent transit access and shorter commute times.

Zone 2 / Outer Transit Zone (Transit-Accessible Areas):

Parking requirements are significantly reduced, with waivers expanded, particularly for affordable housing projects.

The area has good access to transit but longer commute times, with some reliance on cars.

Zone 3 / Beyond Transit Zone (Car-Dependent Areas):

Parking mandates from older regulations remain, albeit with reduced requirements for affordable housing units.
These areas have long commute times and greater car dependency.

DWELLING UNIT FACTOR (DUF) ADJUSTMENTS

The proposed adjustments to Development Use Factor (DUF) requirements aim to simplify zoning regulations and promote the creation of more housing units across the city. By revising the DUF system to better reflect local needs and urban contexts, this initiative seeks to increase housing density and affordability, fostering growth where it is most needed.

Key Provisions of the DUF Adjustments:

Manhattan Below 96th Street and Downtown Brooklyn

• Location: Special Density Areas, including Manhattan south of 96th Street and Downtown Brooklyn.
• DUF Requirements: Eliminated entirely in these areas to maximize housing density and encourage the development of more residential units in the city’s core.

All Other Areas

• Location: All areas outside of Manhattan below 96thStreet and Downtown Brooklyn
• DUF Requirements: A standardized DUF of 680 is applied across these areas, ensuring a consistent approach to development density while promoting sustainable growth.

EXPANDING LANDMARK AND DEVELOPMENT RIGHTS TRANSFER

The changes to the Development Rights Transfer enhance the development process while maintaining the preservation of landmarked properties. By expanding the areas where floor area can be transferred and modifying the process for bulk changes, the initiative seeks to balance historic preservation with responsible urban growth. These updates ensure that development can adapt to modern needs without compromising the character and charm of landmarked structures.

Key Provisions of the Development Rights Transfer:

Expanding Transfer Areas:

The area where floor area from a landmark can be transferred will be expanded, increasing the potential for development on receiving sites.

Streamlining the Transfer Process:

All landmark floor area transfers will be converted from a special permit to a certification, simplifying and streamlining the process. Bulk modifications will be permitted through authorization.

Limiting Floor Area Increases:

• The floor area of a receiving site can be increased by up to 20%.
• Height increases greater than 25% will require a special permit.

467-M AND CITY OF YES

Introduction

New York City is at a pivotal moment in its approach to housing and urban redevelopment. As the demand for affordable housing continues to grow, the city is taking decisive action to create new opportunities for residential development while maintaining its economic vitality. The City of Yes for Housing Opportunity initiative and the 467-M tax incentive program represent two powerful tools designed to transform the city housing market. While 467-M provides tax incentives to convert underutilized commercial properties into residential buildings, the City of Yes modernizes zoning rules to remove outdated barriers to housing production. Together, they unlock development potential, transform vacant and outdated buildings, and help address the city’s shortage of affordable housing supply.

467-M: A Key Tool for Adaptive Reuse

The 467-M program is designed to facilitate the conversion of non-residential buildings—excluding hotels—into eligible multiple dwellings, offering much-needed relief to the city’s constrained housing market. Qualified conversions will receive property tax exemptions under the Affordable Housing from Commercial Conversion (AHCC) Tax Incentive Program. This program promotes adaptive reuse, expands affordable housing opportunities, and ensures long-term housing stability.

“By leveraging financial incentives and modernizing zoning policies, these initiatives lay the groundwork for citywide development.”

Key Features of 467-M

Expanded Eligibility:

• Buildings must have a pre- conversion certificate of occupancy for non-residential use.
• Hotels are excluded, while office, manufacturing, and other commercial buildings qualify.
• At least 90% of the pre-conversion certificate of occupancy (CO) floor area must have been designated for non-residential use.
• Buildings must be converted to include a minimum of six residential units.
  

Affordability Requirements:

• 25% of units must be set aside as affordable, with a weighted average not exceeding 80% of the Area Median Income (AMI).
• 5% of units must be affordable for households earning 40% AMI.
• No income band may exceed 100% AMI.
• Affordable units must be permanently rent-stabilized.

Incentives and Timelines:

• Eligible projects receive a full property tax exemption during the construction period and a partial exemption for up to 35 years, depending on the construction start date.
• The commencement date of the Eligible Multiple Dwelling must fall between December 31st, 2022, and June 30th, 2031, and with completion required by December 31st, 2039.

City of Yes: Expanding Housing Opportunity Through Zoning Reform

The City of Yes for Housing Opportunity initiative represents the most significant zoning reform in decades, with the goal of creating housing that is more accessible, equitable, and adaptable to the city’s evolving needs. It removes restrictive regulations, encourages mixed-use development, and increases flexibility for new and converted residential project

Expanding the List of Eligible Buildings for Conversion

Historically, zoning laws restricted conversions of non-residential buildings to those built before 1961, or 1977 in certain areas of Lower Manhattan. The City of Yes initiative modernizes this policy by:

• Expanding eligibility to include buildings constructed before 1990, opening a significantly larger pool of properties for residential conversion.
• Expanding conversions to all zoning districts where residential use is permitted, rather than restricting them to specific areas.
• Introducing an Office Conversion Accelerator to streamline approvals and encourage quicker adaptation of outdated office space into housing.

These updates align zoning regulations with modern urban needs, making it easier and faster to repurpose vacant commercial buildings into vibrant residential communities.

Complementary Policies Supporting Housing Growth

In addition to broadening conversion opportunities, City of Yes introduces several key policies that enhance development flexibility:

Transit-Oriented Growth:

• Higher density allowances near transit hubs to promote sustainable, walkable communities.
• Expanded incentives for mixed-use development along commercial corridors.

Universal Affordability Preference (UAP):

• Provides zoning incentives in medium- and high-density districts to increase affordable housing production.
• Requires all new zoning bonus floor area to be designated as affordable.

Parking Reforms:

• Removes outdated parking mandates that increase development costs and limit housing production, particularly in transit-rich neighborhoods.

These changes work in tandem with 467- M to maximize the city’s housing potential while supporting economic growth and maintaining community balance.

How 467-M and City of Yes Work Together

By modernizing regulation needs and providing financial incentives, these two initiatives create a seamless framework for housing growth and affordability throughout New York City.

Advancing Housing Affordability

• Both initiatives prioritize affordability through income- restricted units and permanent rent stabilization.
• City of Yes expands affordability incentives in new developments, while 467-M ensures affordability in adaptive reuse projects.

Supporting Sustainable, Mixed-Use Growth

• City of Yes promotes mixed-use neighborhoods with commercial and residential spaces, creating vibrant, livable communities.
• 467-M incentivizes the reuse of existing structures, reducing construction waste and leveraging existing infrastructure.

Streamlining Development and Reducing Costs

• 467-M reduces tax burdens on conversions, making it financially viable to repurpose office and commercial buildings.
• City of Yes eliminates outdated zoning restrictions and parking mandates, reducing regulatory complexity and development costs.

Conclusion

New York City’s future hinges on bold, practical solutions that align policy with housing needs. The 467-M program and the City of Yes for Housing Opportunity initiative establish a dynamic framework to unlock housing potential, foster adaptive reuse, and expand affordability. By leveraging financial incentives and modernizing zoning policies, these initiatives lay the groundwork for citywide development. As New York continues to evolve, embracing these reforms will ensure the city has innovative housing solutions, economic growth, and urban livability.

SCENARIOS

IMPACT ANALYSIS OF THE CITY OF YES ON SAMPLE DEVELOPMENTS

ADDRESS: 11-32 31ST AVENUE, QUEENS, NY 11106

Lot Size: 7,000 SF

Zoning: R7A

Pre-City of Yes

• Voluntary Inclusionary Housing Zone
• Base FAR of 3.45 and VIH FAR of 4.60.
• Base ZFA of 24,150 SF and VIH ZFA of 32,200 SF.
• Requires 20% of the Residential ZFA to be @ 80% AMI.
• Base height of 40’ to 75’ with a maximum building height of 85’. VIH base height of 40’ to 75’ with a maximum building height of 95’.
• Parking is required for 30% of the dwelling units with a maximum waiver of 15 spaces. Parking is likely to be waived due to the size of development.
• Parking is not required since the property is located in the Inner Transit Zone. Parking will be waived regardless of the size of development.

Post-City of Yes

• Replacement of Voluntary Inclusionary Housing Zone with UAP.
• Base FAR of 4.00 and UAP FAR of 5.01.
• Base ZFA of 28,000 SF and UAP ZFA of 35,070 SF.
• Requires the Residential ZFA bonus of 7,070 SF to be at 60% AMI.
• Base height of 40’ to 75’ with a maximum building height of 85’. UAP base height of 85’ with a maximum building height of 115’.
• Parking is not required since the property is located in Inner Transit Zone. Parking will be waived regardless of the size of development.

ADDRESS: 28TH STREET (B:573 L:54), QUEENS, NY 11102

Lot Size: 2,500 SF

Zoning: R6B

Pre-City of Yes

• Base FAR of 2.00.
• Base ZFA of 5,000 SF.
• No option to increase Residential ZFA.
• Base height of 30’ to 45’ with a maximum building height of 55’.
• Parking is required for 50% of the dwelling units with a maximum waiver of 5 spaces. Parking is likely to be waived due to the size of development.

Post-City of Yes

• Base FAR of 2.00 and UAP FAR of 2.40.
• Base ZFA of 5,000 SF and UAP ZFA of 6,000 SF.
• Requires the Residential ZFA bonus of 1,000 SF to be at 60% AMI.
• Base height of 30’ to 45’ with a maximum building height of 55’. UAP base height of 45’ with a maximum building height of 65’.
• Parking is not required since the property is located in Inner Transit Zone. Parking will be waived regardless of the size of development.

ADDRESS: 205 WEST 230TH STREET, BRONX, NY 10463

Lot Size: 27,306 SF

Zoning: R6/C2-3

Pre-City of Yes

• Residential FAR of 3.00 within 100’ of a wide street and 2.20 beyond 100’ of a wide street for Quality Housing Building.
• Residential ZFA of 96,286 SF with air rights from lot 99.
• No option to increase Residential ZFA.
• Base height of 40’ to 65’ with a maximum building height of 75’ within 100f of a wide street. Base height of 30’ to 45’ with a maximum building height of 55’ beyond 100’ of a wide street.
• Parking is required for 50% of the dwelling units with a maximum waiver of 5 spaces. Assuming there are 112 fair-market dwelling units, 56 parking spaces shall be provided

Post-City of Yes

• Residential FAR of 3.00 within 100’ of a wide street and 2.20 beyond 100’ of a wide street for Quality Housing Building. Residential UAP FAR of 3.90 for the whole lot.
• Residential ZFA of 96,286 SF with air rights from lot 99. Residential UAP ZFA of 144,555 SF with air rights from lot 99.
• Requires 80% Residential ZFA bonus of 48,269 SF to be at 60% AMI and 20% Residential ZFA bonus to be at 40% AMI. When UAP bonus is over 10,000 SF, 20% of the UAP bonus is required to be at 40% AMI affordability.
• Base height of 40’ to 65’ with a maximum building height of 75’ within 100’ of a wide street. Base height of 30’ to 45’ with a maximum building height of 55’ beyond 100’ of a wide street. UAP base height of 65’ with a maximum building height of 95’.
• In Outer Transit Zone, parking is required for 25% of the dwelling units with a maximum waiver of 15 spaces. Assuming there are 112 fair-market dwelling units, 28 parking spaces shall be provided.

LONG-TERM IMPLICATIONS FOR THE DEVELOPMENT MARKET FROM ZONING CHANGES

The City of Yes for Housing Opportunity zoning changes—ranging from adjustments to floor area transfer policies to expanded affordable housing incentives and revised parking requirements—represent a fundamental shift in how the city will manage its growth in the coming decades. These changes are designed not only to foster more sustainable, equitable, and efficient urban development but also to accommodate the evolving needs of residents and businesses.

In the long term, these zoning reforms will likely create a more dynamic and flexible development market.

By encouraging higher-density, transit-oriented development in key areas and removing regulatory barriers in high-demand locations, the city will see more rapid and widespread development, particularly in transit-rich and underutilized areas.

The elimination of parking requirements in transit-oriented zones, along with the easing of bulk and floor area regulations, will reduce development costs, making it more financially viable to build a range of housing types, including affordable units.

This is expected to reduce barriers to housing production, contributing to the city’s efforts to address the ongoing affordability crisis.

The introduction of policies like the 20% affordability incentive and adjustments to the DUF system will directly support the growth of affordable housing in areas of high demand, ensuring that the benefits of urban revitalization are more evenly distributed across income groups. Additionally, streamlining the approval process for landmarked properties and encouraging the responsible transfer of floor area will incentivize development near historic districts, fostering both cultural preservation and urban growth.

Overall, these zoning adjustments are a forward-thinking approach that positions the city to accommodate growth, increase affordability, and create more vibrant, sustainable communities. While the development market may experience some short-term disruptions as the new regulations take effect, in the long run, these changes are likely to result in a more resilient, diverse, and accessible city that can meet the demands of a growing population and a rapidly changing urban development.

23-21

Floor Area Regulations for R1 Through R5 Districts

In the districts indicated, the maximum residential floor area ratio shall be as set forth in the following table. Separate maximum residential floor area ratios are set forth for standard zoning lots and zoning lots that are qualifying residential sites.

23-22

Floor Area Regulations for R6 Through R12 Districts

In the districts indicated, the maximum residential floor area ratio shall be as set forth in the following table. Separate maximum residential floor area ratios are set forth for zoning lots containing standard residences and zoning lots containing qualifying affordable housing or qualifying senior housing.

1 For zoning lots, or portions thereof, located within 100 feet of a wide street

2 Outside of Mandatory Inclusionary Housing areas, for zoning lots, or portions thereof, located within 100 feet of a wide street, containing UAP developments or qualifying senior housing

MINIMUM BASE HEIGHT, MAXIMUM BASE HEIGHT, AND MAXIMUM BUILDING HEIGHTS

1 For zoning lots, or portions thereof, within 100 feet of a wide street

2 For zoning lots or portions thereof on a narrow street, beyond 100 feet of a wide street, or for zoning lots with only wide street frontage, portions of such zoning lot extending beyond 100 feet from the street line

3 Outside of Mandatory Inclusionary Housing areas, for zoning lots, or portions thereof, located within 100 feet of a wide street, containing UAP developments or qualifying senior housing

33-121

In districts with bulk governed by Residence Districts bulk regulations

In the districts indicated, for a zoning lot containing a commercial or community facility use, the maximum floor area ratio is determined by Residence District with which such Commercial District is mapped and shall not exceed the maximum floor area ratio set forth in the following table:

33-122

Commercial buildings in all other Commercial Districts

In the districts indicated, the maximum floor area ratio for a zoning lot containing only commercial uses shall not exceed the floor area ratio set forth in the following table:

34-112

Residential bulk regulations in other C1 or C2 Districts or in C3, C4, C5 or C6 Districts

In the districts indicated, the applicable bulk regulations are the bulk regulations for the residential equivalent of the Commercial District as set forth in the following table:

35-32

Floor Area Regulations for R1 Through R5 Districts

On qualifying residential sites, subject to the individual maximum floor area ratios for commercial, community facility and residential uses, the maximum floor area ratio for a zoning lot with buildings containing residential and non-residential uses, shall be as set forth in this Section.

Outside the Greater Transit Zone, the maximum floor area ratio shall be as set forth for the applicable Residence District the Commercial District is mapped within, or the residential equivalent of such Commercial District.

43-12

Maximum Floor Area Ratio

M1 M2 M3

In all districts, as indicated, for any zoning lot, the maximum floor area ratio shall not exceed the floor area ratio set forth in the following table:

In Community District 1, in the Borough of Queens, in the M1-2 District bounded by a line 100 feet southwesterly of 37th Avenue, a line 100 feet southeasterly of 24th Street, a line 100 feet southwesterly of 39th Avenue, 24th Street, and a line 100 feet northeasterly of 40th Avenue, 23rd Street, 39th Avenue and 24th Street, the maximum floor area ratio shall be increased to 4.0 provided that such additional floor area is limited to referenced commercial and manufacturing uses.

For zoning lots containing both community facility use and manufacturing or commercial use, the total floor area used for manufacturing or commercial use shall not exceed the amount permitted in the table in the Section or by the bonus provisions in Sections 43-13 or 43-14.

Notwithstanding any other provisions of this Resolution, the maximum floor area ratio in an M1-6 District shall not exceed 12.0.