7/30/2019 Morton Brittle & Banks Zoning Analysis Sample
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AS-OF-RIGHT
Address 515 Greenwich St DRAFT
NY NY 10013
Block 597
Lot 1
Lot area 12,513 sf *
Zoning district M1-6
Zoning Map 12a
Community Bd. 102
Assumptions
* Per Oasisnyc/urbanresearchmaps.org. To be confirmed when
survey becomes available.
Existing building to be demolished
ZR ITEM REQUIRED OR PERMITTED PROPOSED
42-00 Permitted Uses Use Groups (UG) 4-14 UG 5 Hotel
complies
UG 16-17
43-02 Street Planting: per ZR 26-41
26-41 Street Tree Planting (Al l districts) One street tree per
25' of street frontage
43-10 Floor Area Regulations
43-12 Maximum Floor Area Ratio (FAR) Manufacturing/Commercial
10.00
43-122 Max. FAR for CF buildings CF or partly CF Bldgs 10.00
43-13 Floor Area bonus for Public Plazas 6sf for ea/sf of public
plaza provided, to a max of 2.00 FAR
Manufacturing/Commercial 12,513 x 10.00 = 125,130 sf or
partly used for CF 12,513 x 10.00 = 125,130 sf
Bonus for Public Plazas 12,513 x 2.00 = 25,026 sf
Max. Available Floor Area 150,156 sf 150,089 complies
43-20 Yard Regula tions
Front Yards none required
43-25 Side Yards none required, 8ft min. if provided
43-26 Rear yard: 20ft 24.50 ft complies
Corner Lot (100ft):none required
43-40
Initial Setback Distance
on Narrow St ( Greenwic h St.) 20 ft
on Wide St. (Spring St.) 15 ft
Max. Height of Front Wall 85 ft
or 6 stories (whichever is less)
Sky Exposure Plane
on Narrow St (Greenwich St.) 2.7:1.0
on Wide St. (Spring St.) 5.6:1.0
43-44 Alternate Front Setbacks Depth of Optional Front Open
Area
on Narrow St ( Greenwic h St.) 15 ft
on Wide St. (Spring St.) 10 ft
Max. Height of Front Wall 85 ft
Sky Exposure Plane
on Narrow St (Greenwich St.) 3.7:1.0
on Wide St. (Spring St.) 7.6:1.0
43-45 Tower Regulations Building may penetrate sky exposure
plane if:
43-451 Towers on Small Lots Max Lot Coverage : 47% 46.8%
complies
The tower may occupy any portion of the zoning lot not
located:
less than 15ft from a narrow street, (Greenwich St.), or 15 ft
complies
less than 10ft from a wide street (Spring St.) 45 ft
complies
provided that:
aggregate area within 50ft of a narrow street 1,875 1,724 sf
complies
aggregate area within 40ft of a wide street 1,600 0 ft
complies
If all of the buildings containing such tower do not occupy at
any level more than 47% of the lot area,
the tower may occupy any portion of the zoning lot not
located:
less than 20ft from a narrow street, (Greenwich St.), or
less than 15ft from a wide street (Spring St.)
provided that:
aggregate area within 50ft of a narrow street 2,250
aggregate area within 40ft of a wide street 2,000
13-41 Required Accessory Off-Street Parking none required
44-50 Off-street loading regulations
44-52 Hotel first 100,000sf = 0
next 200,000sf = 1
44-60 Bicycle Parking: as per 36-70 1 / 10,000 sf of floor
area
36-70
43-43
Height & Setback
Parking & Loading Regulations
Front Setbacks (where front yards are not
required) Front Wall Height above Curb Level
For developments or enlargements of 20% or more in floor
area
Notwithstanding any other provisions of this Resolution, the
maximum FAR in an M1-6 District shall not exceed 12.0.
M o r t o n B r i t t l e & B a n k s
46 E 70 th S t ree t , New York , NY 10021 (2 12) 203 -625 0
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FLOOR AREA CALCULATIONS - OPTION 1 (draft: as-of-right)
Total
Gross Deductions
Zoning Zoning FA Use1 2,961 2,961 89 2,872 2,872 Hotel Lobby/
Studios Deluxe Penthouse
2,899 2,899 87 2,812 2,812 Commercial
2 2,104 2,104 942 1,162 1,162 Hotel Lobby/
3,047 3,047 1,118 1,929 1,929 Commercial
3 5,090 5,090 163 4,927 4,927 Hotel 11 0 0
4 5,090 5,090 158 4,932 4,932 Hotel 11 0 0
5 5,090 5,090 158 4,932 4,932 Hotel 11 0 0
6 5,090 5,090 158 4,932 4,932 Hotel 11 0 0
7 5,090 5,090 158 4,932 4,932 Hotel 11 0 0
8 5,090 5,090 158 4,932 4,932 Hotel 11 0 0
9 5,090 5,090 158 4,932 4,932 Hotel 11 0 0
10 5,090 5,090 158 4,932 4,932 Hotel 11 0 0
11 5,090 5,090 158 4,932 4,932 Hotel 11 0 0
12 5,090 5,090 158 4,932 4,932 Hotel 11 0 0
13 5,090 5,090 158 4,932 4,932 Hotel 11 0 0
14 5,090 5,090 158 4,932 4,932 Hotel 11 0 0
15 5,090 5,090 158 4,932 4,932 Hotel 11 0 0
16 5,090 5,090 158 4,932 4,932 Hotel 11 0 0
17 5,090 5,090 158 4,932 4,932 Hotel 11 0 0
18 5,090 5,090 158 4,932 4,932 Hotel 11 0 0
19 5,090 5,090 158 4,932 4,932 Hotel 11 0 0
20 5,090 5,090 158 4,932 4,932 Hotel 11 0 0
21 5,090 5,090 158 4,932 4,932 Hotel 11 0 022 5,090 5,090 158
4,932 4,932 Hotel 11 0 0
23 5,090 5,090 158 4,932 4,932 Hotel 11 0 0
24 5,090 5,090 158 4,932 4,932 Hotel 11 0 0
25 5,090 5,090 158 4,932 4,932 Hotel 11 0 0
26 5,090 5,090 158 4,932 4,932 Hotel 11 0 0
27 5,090 5,090 158 4,932 4,932 Hotel 11 0 0
28 5,090 5,090 158 4,932 4,932 Hotel 11 0 0
29 4,500 4,500 140 4,361 4,361 Hotel 3 0 2
30 4,500 4,500 140 4,361 4,361 Hotel 3 0 2
31 4,500 4,500 140 4,361 4,361 Hotel 3 0 2
Roof 600 600 600 - 0
295 0 6Total 157,451 157,451 7,362 150,089 150,089 Total 301
Rooms
-
Floor
Gross
Area
Commercial (Hotel) FA
Hotel rooms
M o r t o n B r i t t l e & B a n k s
46 E 70 th S t ree t , New York , NY 10021 (2 12) 203 -6250
