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Creating Value Through a Zoning Analysis

Jonathan Shea

Richard Unterthiner, RA

April 3, 2023

Creating Spaces + Generating Value

A zoning analysis can create a variety of opportunities for owners or developers looking to increase their return on investment. Whether you’re looking to construct a new building, expand your space with a building addition, or change the building usage, a zoning analysis can help you create value through thoughtful development.

View of a modern urban residential complex with mid- and high-rise buildings featuring large windows and a mix of light and dark façades.

Modern multi-story residential building with large glass windows, light-colored façades, and integrated greenery on upper floors, set against a clear blue sky.

3D architectural massing diagram of a city block viewed from the northeast, showing a proposed mid-rise building in green and red, surrounded by taller existing buildings.

How EDG Has Created Value for Clients Through Zoning Analyses

The following case studies demonstrate how thorough property, code, and zoning analyses can empower developers to navigate complex sites and regulations with confidence. By focusing on maximizing project potential and optimizing performance—while ensuring full compliance—our approach streamlines the development process and enhances return on investment.

Each example highlights how a disciplined, strategic analysis can uncover hidden opportunities in zoning and floor area, aligning projects with both state and city requirements.

A thorough zoning analysis isn’t just a step in the process—it’s a strategic tool that can unlock hidden development potential, streamline approvals, and ultimately save time and money.

Jonathan Shea, Principal, EDG

Residential Reconfiguration Finds a New 19 Story Tower and Saves $250K a Year

Lakeview Towers, spanning a full city block in the Upper East Side, had untapped potential that failed to serve residents or ownership’s goals. Our master plan and zoning analysis determined we could subdivide the tax lots and build a new 120,000 square foot building on site and uncovered unused floor area ratio (FAR)* as well as the consolidation of four lobby entrances into two, cutting overhead costs.

We enclosed the open arcade, creating a uniform facade datum that added profitable retail space, improved safety, and seamlessly extended 5th Avenue’s elegance through thoughtful lobby renovations. The 5,000-square-foot infill provides much-needed office space for administrative and medical staff at Mount Sinai. By consolidating the two lobbies, we were able to create an additional 20,000 square feet and save $250,000 annually on maintenance and security costs. These strategic moves revitalized the site, delivering a strong return on investment.

Learn more about the project here.

*A Brief History of FAR: New York City’s first zoning ordinance, enacted in 1916, aimed to ensure that tall buildings didn’t block too much light and air from reaching the streets below. It regulated building size through height limits and required setbacks for towers. In 1961, the city revised its zoning code and introduced the concept of Floor Area Ratio (FAR)—a new way to manage building density. FAR measures the relationship between a building’s total floor area (gross floor area) and the size of the lot it occupies.

Street view of a modern healthcare facility, Mount Sinai CIinic, located at the ground level of a residential building. The facade features large glass windows revealing a brightly lit interior with art on display and visible waiting areas. Planters with colorful flowers line the sidewalk, and pedestrians and cyclists pass by under tree-lined surroundings.

Unlocking 200,000 Square Footage of Potential

One of our clients wanted to explore the potential of a waterfront site in Long Island City, which spans five zoning lots and was previously estimated to have just 60,000 square feet of usable space. The site, featuring existing structures within a flood zone and an Inclusionary Housing area, presented complex interactions to navigate. Portions of the property also fall under landmarks designation, requiring careful coordination to ensure historical preservation.

Our first step was a comprehensive review of the site’s constraints. Our team developed a cohesive plan that merged the lots seamlessly, preserving existing structures while maximizing space. We increased the site’s development potential, expanding the buildable area to 16 stories and approximately 200,000 square feet— an additional 333% of square footage created- well beyond the original estimate. This development involved amalgamating tax lots as well as undertaking a waterlot transfer to capture as much FAR as possible. Our expertise made sure to maximize on the as-of-right compliance as well as satisfying historic preservation guidelines to ensure the project maintained the desired neighborhood character while providing essential amenities and improvements that meshed with the owner proforma.

Learn more about the project here.

Modern mid-rise brick building with large vertical windows and green terraces, situated on a sunny day with blue skies. The structure is surrounded by trees, pedestrians, and a well-maintained grassy area in the foreground.

Isometric architectural massing diagram showing a proposed 16-story building at the corner of Vernon Boulevard and 21st Street. The white building stands out among surrounding gray structures, with labeled streets and neighboring buildings providing context within an urban block.

Massing diagram showing another option of the proposed 16-story building.

Thoughtful zoning analyses can uncover opportunities to add significant square footage, optimize layouts, and transform underutilized space into high-value areas—driving greater revenue and boosting return on investment.

Richard Unterthiner, Principal, EDG

Urban landscape view featuring mid-rise residential and commercial buildings in the foreground, leafless trees, and a tree-lined street, with the New York City skyline shrouded in light fog or mist in the background under a partly cloudy sky.

Blown Away on Bowery

Through a zoning analysis and a set of massing studies, we successfully determined what and how best to build on their property as well as what could be sold to a neighboring property.

From navigating legal complexities, to coordinating between property owners, this process required the right expertise. That’s where we come in: by acting as the trusted consultant and hub, we help facilitate seamless air rights transactions through strong partnerships and strategic guidance.

WHAT IS NEEDED TO DO A ZONING ANALYSIS?

To conduct a zoning analysis, EDG will need to know:

+ The property location

+ What you’re looking to do with the property/site- if there’s no proposed usage, we can help identify options

+ Any restrictions that exist - such as air rights transfers

+ A property survey

We have qualified experts to help with every step of the way, from concepting and dreaming up expanding your space, to following regulations and construction protocol. Reach out to us to see how we can create value for you through a through a zoning analysis.

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