ZoneLens Report
Site Decision Memo
Executive recommendation for investment committee
Recommendation
PROCEED — Site is viable for mixed-use development
Confidence: 87% • Approval Difficulty: Moderate • Risk Penalty: 0.85
Site Summary
Address: 330 W 42nd St, Manhattan
Zoning: C6-4
Lot Area: 23,050 sq ft
Intended Use: Mixed-Use (Residential + Commercial)
Available FAR: 3.8 (87,590 sq ft)
Est. Units: 103 residential
Decision Rationale
Strengths
- + Significant unused FAR — 3.8 FAR remaining (38% of base) provides substantial development capacity without requiring bonuses or variances.
- + Exceptional transit access — 120m from 42nd St–Port Authority station. 10+ subway lines within walking distance. Qualifies for transit-oriented incentives.
- + As-of-right development — Mixed-use is permitted without special permits in C6-4. No BSA or CPC approval needed for base FAR development.
- + Clean environmental profile — No flood risk, wetlands, brownfield, or superfund designations. Minimal regulatory friction.
- + Bonus FAR available — Inclusionary Housing Program offers up to 12.0 FAR (+46,100 sq ft) with 20% affordable units.
Risks & Considerations
- ! Special District overlay — Midtown Special District adds bulk, signage, and lighting controls beyond standard zoning. Requires additional design review.
- ! Theater Subdistrict rules — Must verify no existing theater requires preservation. If present, adds significant cost and timeline risk.
- ! High land cost — Last sale $45.2M ($1,961/sf). Midtown land values require high-density development to achieve target returns.
- ! Noise attenuation — Theater District ambient noise requires enhanced sound attenuation (~$3-5/sf added construction cost).
Scoring Breakdown
| Factor | Score | Weight | Impact |
|---|---|---|---|
| Zoning Compliance | 95/100 | 30% | +28.5 |
| Environmental Risk | 92/100 | 20% | +18.4 |
| Development Capacity | 88/100 | 25% | +22.0 |
| Approval Difficulty | 72/100 | 15% | +10.8 |
| Market / Transit | 96/100 | 10% | +9.6 |
| Weighted Total | 89.3/100 | 100% | × 0.85 risk = 75.9 |
Risk penalty 0.85 applied (bounded [0.3, 1.0]). Special district overlay is primary risk factor. Final effective confidence: 87%.
Recommended Next Steps
1
Engage zoning attorney to review Midtown Special District requirements (Section 81-00 et seq.)
2
Confirm no existing theater on site (Theater Subdistrict verification)
3
Commission Phase I ESA and noise attenuation study
4
Evaluate Inclusionary Housing bonus vs. as-of-right base FAR economics
5
Order title search and conduct full title review
Disclaimer: This memo is generated by ZoneLens for preliminary screening purposes. It does not constitute investment advice. All findings should be verified by qualified legal, environmental, and financial professionals before proceeding.
Generated: March 11, 2026 • ZoneLens v0.3.0
Report ID: RPT-MEMO-2026-00142