+ The Zoning Reference provides only general zoning information and is not meant to serve as a substitute for the actual regulations which are to be found in the Zoning Resolution. +
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+ Brief explanations of terms in blue italics can be viewed by clicking on the term. +
+ +C1-6 through C1-9 and C2-6 through C2-8 districts are commercial districts that are predominantly residential in + character. They are mapped along major thoroughfares in medium- and higher-density areas of the city, such as Second + and Lexington Avenues on the Upper East Side or Columbus and Amsterdam Avenues on the Upper West Side. As in commercial overlays districts, typical retail uses include grocery stores, dry cleaners, drug + stores, restaurants and local clothing stores that cater to the daily needs of the immediate neighborhood. There are + only minor differences between C1 and C2 districts, with a slightly wider range of uses permitted in C2 districts, + such as funeral homes and local repair services. In mixed buildings, + commercial uses are limited to one or two floors and must always be located below the residential use.
+The maximum commercial floor area ratio (FAR) is 2.0. Residential uses are governed by a specific residential district equivalent. For example, in C1-6 districts, the bulk regulations of R7 + districts apply for residential uses, and in C2-8A districts, the bulk regulations of R10A districts apply.
+Since these districts are usually mapped in areas well served by mass transit, off-street parking is generally not + required.
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C3 and C3A districts permit waterfront recreational activities, primarily boating and fishing, in areas along the + waterfront that are usually adjacent to residential districts. In addition to facilities for docking, renting, + servicing and storing fishing and pleasure boats, permitted activities include aquatic sports equipment sales and + rentals, bicycle shops, ice cream stores and public and private beaches. These waterfront uses are listed in Use + Group 14. C3 and C3A districts also permit residences and community facilities (Use Groups 1–4). C3A districts + are mapped in Staten Island and the Throgs Neck area of the Bronx. C3 districts are found on City Island and along + Mill Basin in Brooklyn.
+The commercial floor area ratio (FAR) permitted in C3 districts is 0.5. Commercial buildings may be no more + than two stories or 30 feet high, whichever is less. Residential development in C3 districts is governed by R3-2 + district regulations; in C3A districts, residential development is governed by R3A regulations which permit single- + and two-family detached residences and zero lot line buildings. In a mixed building, + commercial uses may occupy the ground floor only.
+Off-street parking requirements are high, but vary with the use.
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C4 districts are mapped in regional commercial centers, such as Flushing in Queens and the Hub in the Bronx, that + are located outside of the central business districts. In these areas, specialty and department stores, theaters and + other commercial and office uses serve a larger region and generate more traffic than neighborhood shopping areas. Use + Groups 5, 6, 8, 9, 10 and 12, which include most retail establishments, are permitted in C4 districts. Uses + that would interrupt the desired continuous retail frontage, such as home maintenance and repair service stores + listed in Use Group 7, are not allowed.
+C4 districts with an A, D or X suffix are contextual districts + in which the commercial and residential bulk and density + regulations can differ from corresponding non-contextual districts. Some districts have the same commercial and + residential floor area ratios (FAR) as shown in the table, but may differ in parking requirements. Floor + area may be increased with a public plaza or Inclusionary Housing Program bonus.
+C4-1 districts are mapped in outlying areas, such as the Staten Island Mall, that require large amounts of parking. + C4-2 through C4-5 districts are mapped in more densely built areas, such as Steinway Street in Astoria (C4-2A), + Fordham Road (C4-4), and parts of Jamaica (C4-5X). C4-6 and C4-7 districts are mapped in densely built areas in + Manhattan, including most of Broadway on the Upper West Side (C4-6A) and portions of central Harlem (C4-7).
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C5 is a central commercial district with continuous retail frontage intended for offices and retail establishments + that serve the entire metropolitan region. Famous shopping streets, such as Fifth Avenue, Madison Avenue and East + 57th Street are C5 districts. Parts of Lower Manhattan, Downtown Brooklyn and Long Island City are also within C5 + districts.
+Department stores, large office buildings, and mixed buildings + with residential space above office or commercial floors, are typical C5 uses. Use Groups 5 + (hotels), 6, 9 and 10 (retail shops and business services) and 11 (custom manufacturing) are permitted in C5 + districts. Home maintenance services, auto rental establishments and other uses not in character with the district, + including illuminated signs, are not permitted.
+The maximum commercial floor area ratio (FAR) ranges from 4.0 to 15.0, and the maximum residential FAR is 10.0. + Floor area may be increased by a bonus for a public plaza or Inclusionary Housing.
+In the two contextual C5 districts—C5-1A and C5-2A—residential bulk and density + are governed by R10A regulations. In non-contextual C5-2 through C5-5 districts, a building occupied by commercial, + residential and/or community facility uses may be configured as a tower. A residential + tower is also allowed in C5-1 districts.
+All commercial uses in C5 districts are exempt from off-street parking requirements because public transportation + is easily accessible.
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C6 districts permit a wide range of high-bulk commercial uses requiring a central + location. Most C6 districts are in Manhattan, Downtown Brooklyn + and Downtown Jamaica; a C6-3D district is mapped in the Civic Center area of the Bronx. Corporate headquarters, + large hotels, department stores and entertainment facilities in high-rise mixed buildings + are permitted in + C6 districts.
+C6-1, C6-2 and most C6-3 districts, typically mapped in areas outside central business cores, such as the Lower + East Side and Chelsea, have a commercial floor area ratio (FAR) of + 6.0; the C6-3D district has an FAR of 9.0. C6-4 through C6-9 + districts, typically mapped within the city’s major business districts, have a maximum FAR of 10.0 or 15.0, + exclusive of any applicable bonus. Floor area may be increased by a bonus for a public plaza or Inclusionary + Housing.
+C6-2A, C6-3A, C6-3X and C6-4A are contextual districts with maximum building heights. C6-3D and C6-4X districts + allow towers above a building base; special rules determine the tower’s height and articulation. All other C6 + districts allow towers to penetrate a sky exposure + plane and do not require a contextual base.
+C6 districts are widely mapped within special districts. C6-4.5, C6-5.5, C6-6.5 and C6-7T districts are mapped + only within the Special Midtown District and have unique floor area ratios and bonus rules. C6-1G, C6-2G, C6-2M + and C6-4M districts are mapped in Chinatown and Chelsea and in the Special Garment Center District, and have rules + for the conversion of non-residential space to residential use.
+C6 districts are well served by mass transit, and off-street parking is generally not required, except within the + C6-3D district.
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C7 districts are specifically designated for large open amusement parks. In addition to the types of activities + commonly found in amusement parks, such as ferris wheel rides and games of chance (Use Group 15), C7 + districts also permit boating facilities and other large open and enclosed entertainment facilities like skating + rinks, sports stadiums and miniature golf courses (Use Groups 12–14). Residential and community facility uses are + not permitted.
+The maximum floor area ratio is 2.0. Off-street parking requirements are low, but vary with the specific use.
+The Coney Island amusement park area is zoned C7.
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C8 districts, bridging commercial and manufacturing uses, provide for + automotive and other heavy commercial services that often require large amounts of land. Parts of Bay Ridge in + Brooklyn and Castleton Corners on Staten Island are mapped C8. Typical uses are automobile showrooms and repair + shops, warehouses, gas stations and car washes—although all commercial uses (except large, open amusements) as well + as certain community facilities are permitted in C8 districts. Housing is not permitted and performance + standards are imposed for certain semi-industrial uses (Use Group 11A and + 16).
+C8 districts are mapped mainly along major traffic arteries, such as Boston Road and Jerome Avenue in the Bronx and + Coney Island Avenue in Brooklyn, where concentrations of automotive uses have developed.
+The floor + area ratio (FAR) ranges from 1.0 in C8-1 districts to 5.0 in C8-4 districts.
+Off-street parking requirements vary with district and use. Automotive uses in C8-1 to C8-3 districts require + substantial parking. C8-4 districts are usually exempt from parking requirements.
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M1 districts range from the Garment District in Manhattan and Port Morris in the Bronx with multistory lofts, to + parts of Red Hook or College Point with one- or two-story warehouses characterized by loading bays. M1 districts are + often buffers between M2 or M3 districts and adjacent residential or commercial districts. M1 districts typically + include light industrial uses, such as woodworking shops, repair shops, and wholesale service and storage + facilities. + Nearly all industrial uses are allowed in M1 districts if they meet the stringent M1 performance + standards. Offices, hotels and most retail uses are also permitted. Certain community facilities, such as + hospitals, are allowed in M1 districts only by special permit, + but houses of worship are allowed as-of-right. +
+Other than M1 districts paired with residence districts in Special Mixed + Use + Districts, M1-5M and M1-6M districts (by special permit) and M1-D districts (by authorization or + certification) + are the only manufacturing districts in which residences are permitted. However, in M1-6D districts, residential use + may be allowed as-of-right on zoning lots under certain conditions.
+In M1-5M and M1-6M districts, mapped in parts of Chelsea, space in an industrial building may be converted to + residential use, provided a specified amount of floor area is preserved for particular industrial and + commercial uses.
+Floor area ratios in M1 districts range from 1.0 to 10.0, depending on location; building height and setbacks are controlled by a sky exposure plane which may be penetrated by a tower in + certain districts. + Although new industrial buildings are usually low-rise structures that fit within sky exposure + plane, commercial and community facility buildings can be constructed as towers in M1-3 through M1-6 + districts. + In the highest density manufacturing district, M1-6, mapped only in Manhattan, an FAR of 12 can be achieved with a + bonus for a public plaza. Except along district boundaries, no side yards are required. Rear yards at + least + 20 feet deep are usually required, except within 100 feet of a corner.
+Parking and loading requirements vary with district and use. M1-1, M1-2 and M1-3 districts are subject to parking + requirements based on the type of use and size of an establishment. For example, a warehouse in an M1-1 district + requires one off-street parking space per 2,000 square feet of floor area or per every three employees, whichever + would be less. Parking is not required in Long Island City or M1-4, M1-5 and M1-6 districts, mapped mainly in + Manhattan. Requirements for loading berths of specified dimensions differ according to district, size and type of + use. +
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M2 districts occupy the middle ground between light and heavy industrial areas. The four M2 districts, with + different floor area ratios (FAR) and parking requirements, are mapped mainly in the city’s older + industrial areas along the waterfront. M2-1 districts, for example, are mapped along much of Brooklyn’s Red Hook + and Sunset Park waterfronts. Manhattan’s Hudson River piers, including the Passenger Ship Terminal and many + municipal facilities, are within M2-3 districts.
+Required performance standards in all M2 districts are lower than in M1 districts. Except when M2 + uses border on a residence district, higher levels of noise and vibration are allowed, smoke is permitted and + industrial activities need not be entirely enclosed.
+The FAR is 2.0 in M2-1 and M2-3 districts and 5.0 in M2-2 and M2-4 districts. The maximum base heights + before setback is 60 feet in M2-1 and M2-3 districts; and 85 feet in M2-2 and M2-4 districts.
+ Parking requirements vary according to use and are the same as for + the M1 and M3 districts. M2-3 and M2-4 districts, mapped only in Manhattan, are exempt from parking requirements, as + are M2 districts in Long Island City. Loading berth requirements differ according to district, type of use and size + of establishment +
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M3 districts are designated for areas with heavy industries that generate noise, traffic or pollutants. Typical + uses include power plants, solid waste transfer facilities and recycling plants, and fuel supply depots. Even in + M3 districts, uses with potential nuisance effects are required to conform to minimum performance + standards.
+Like M2 districts, M3 districts are usually located near the waterfront and buffered from residential areas. + Large M3 districts are mapped along the Arthur Kill in Staten Island, along the East River shore of the South + Bronx, and along the Gowanus Canal in Brooklyn. Smaller M3 districts, such as portions of Astoria, are located + along the waterfront in all five boroughs and accommodate public utilities.
+The two M3 districts, both with a maximum floor area ratio (FAR) + of 2.0 and a maximum base height before setback of + 60 feet, differ only in parking requirements. M3-1 districts are subject to the same parking requirements as M1-1, + M1-2, M1‑3, M2-1 and M2-2 districts; M3-2 districts, found only in Manhattan, are exempt.
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R1 districts are leafy, low-density neighborhoods of large, single-family detached + homes on spacious lots. Resembling many suburbs, these districts are mapped in a few areas of the city, such as Todt + Hill (R1-1) in Staten Island, Jamaica Estates (R1-2) in Queens, and Fieldston (R1-2) in the Bronx. R1-2A is mapped + in Forest Hills in Queens.
+There are three R1 districts. Although new homes in R1-1 districts must be on larger and wider lots than homes in + R1-2 and R1-2A districts, generous yard requirements and high open space + ratio (OSR) or lot coverage regulations preserve the open space that characterizes all R1 districts. The floor area + ratio (FAR) of 0.5 and the sizeable required lot area tend to + produce big, roomy houses. The maximum height of buildings in R1-1 and R1-2 districts is not fixed but is governed + by a sky exposure plane;; contextual regulations in R1-2A districts produce buildings that + maintain neighborhood scale and character with a maximum perimeter wall of 25 + feet, a maximum building height of 35 feet and a front yard as deep as a neighboring yard. Auto ownership rates are + high and, as in other lower-density districts which are often distant from mass transit, one off-street parking + space is required for each dwelling unit.
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R10 districts are mapped along portions of Fifth and Park Avenues in Manhattan; however, most buildings that + conform to the R10 building + envelope are found in commercial districts with a residential district equivalent of R10, the highest residential density in the city. Much of + Midtown, Lower Manhattan and major avenues in Manhattan, as well as parts of Downtown Brooklyn and Long Island City, + are mapped at R10 density. The floor area ratio (FAR) is + 10.0. Developers may choose between Quality Housing + regulations or tower regulations; height factor + regulations are not applicable.
+Higher maximum FAR and heights are available for buildings participating in the Inclusionary Housing + Program or that provide certain senior facilities.
+Off-street parking is generally required for 40 percent of a building’s dwelling units, but requirements are lower + for income-restricted housing units (IRHU) and are further modified in certain areas, such as + within the Transit Zone and the Manhattan Core, + or for lots less than 15,000 square feet. Off-street parking requirements can be waived if 15 or fewer parking + spaces are required or if the zoning lot is 10,000 square feet or less.
+Quality Housing contextual regulations (the same as for R10A Districts) produce large, high lot coverage buildings + set at or near the street line which maintain the traditional high street wallfound + along major streets and avenues. On wide streets, the + base height before setback is 125 to 155 feet with a maximum building height of 215 feet for buildings providing + a qualifying ground floor. On narrow streets, in order + to ensure more light and air at street level, the base height before setback is 60 to 125 feet. The maximum building + height is 185 feet. Interior amenities for residents are mandatory pursuant to the Quality Housing Program.
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Tower regulations allow a building to penetrate the sky exposure plane, which results in buildings taller than those allowed under + Quality Housing regulations. Most avenues on the Upper East Side of Manhattan are mapped as R10 districts, (or C1-9 + and C2-8 districts which have a residential district equivalent of R10 and are predominantly residential districts + that permit ground level retail uses).
+A tower-on-a-base is the + only type of tower that can be built on a wide street in an R10, C1-9 or C2-8 district; the building envelope of a + contextual base topped by a tower portion ensures compatibility with existing buildings along these avenues. The + height of the base is between 60 and 85 feet. On a wide street, the street wall must extend continuously along the + street line. On a narrow street, + the open area between the street wall and the street line must be planted. The tower portion must be set back at + least 10 feet from a wide street and 15 feet from a narrow street, and the lot coverage must be between 30% and 40%. The + height of the tower is controlled by a distribution rule, which requires at least 55% of the floor area on the zoning lot to be located + below a height of 150 feet.
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Tower regulations allow a building to penetrate the sky exposure + plane, which results in buildings taller than those allowed under Quality Housing + regulations. Most of Midtown and Lower Manhattan are mapped R10 districts or high density commercial districts with + an R10 residential district equivalent.
+Standard towers, which do not require a base, are permitted only on narrow streets in R10, C1-9 and C2-8 districts, + and on both wide and narrow streets in primarily Commercial Districts (C4-6, C4-7, C5, C6-4, C6-5, C6-6, C6-7, C6-8, C6-9). The tower + footprint may cover no more than 40% of the area of the zoning lot, or up to 50% on lots smaller than 20,000 square + feet. Like a tower-on-a-base, a standard tower must be set back from the street line at least 10 feet on a wide + street, and 15 feet on a narrow street. Unlike a tower-on-a-base, there is no minimum lot coverage requirement and + no rule regarding distribution of floor area. In mixed buildings, + a floor area bonus of up to 20% can be achieved by providing a public plaza. Together, these regulations produce the tallest residential buildings + in the city.
+The Quality Housing contextual regulations, mandatory in R10A districts, typically produce the + substantial apartment buildings set on the avenues and wide streets of Manhattan, such as West End Avenue and + Broadway on the Upper West Side. Commercial districts which are R10A residential district equivalent, such as C4-6A districts on Broadway and C2-8A districts on + some blocks of East 96th Street, are lined with large apartment houses with street level stores. Towers are not permitted + in R10A districts.
+Typical new buildings are apartment buildings between 21 and 23 stories with high lot coverage and + street + walls set at or near the street line. + The floor + area ratio(FAR) is 10.0. Residential and mixed buildings + can receive a residential floor area bonus for the creation or preservation of affordable housing, on-site or + off-site, pursuant to the Inclusionary Housing + Program. The maximum base height before + setback, which is 155 feet within 100 feet of a wide street with a + qualifying ground floor and 125 feet on a narrow street, is + designed to match the height of many older apartment buildings. Above the base height, the required minimum setback + is 10 feet on a wide street and 15 feet on a narrow street. The maximum height of a building is 210 feet within 100 + feet of a wide street and 185 feet beyond 100 feet of a wide street. If providing a qualifying ground floor, the + maximum height on a wide street is 215 feet.
+Higher maximum FAR and heights are available for buildings participating in the Inclusionary Housing + Program or that provide certain senior facilities.
+Off-street parking is generally required for 40 percent of a building’s dwelling units, but requirements are lower + for income-restricted housing units (IRHU) and are further modified in certain areas, such as + within the Transit Zone and the Manhattan Core, + or for lots less than 15,000 square feet. Off-street parking requirements can be waived if 15 or fewer parking + spaces are required or if the zoning lot is 10,000 square feet or less.
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R10X districts, and C6-4X districts which have an R10X residential district equivalent,, are subject to Quality Housing + regulations but instead of a maximum height, the portion of the building above the required setback is subject to tower + regulations. A C6-4X district is mapped along Sixth Avenue in Chelsea.
+The floor + area ratio(FAR) of 10.0 may be increased to 12.0 if affordable housing is provided pursuant to the Inclusionary Housing Program or, for a mixed building, + if a public plaza is provided along a narrow street. Public + plazas are permitted only in buildings with a commercial or community facility base. The building base must be + between 60 and 85 feet high and extend along the entire frontage of a wide street. A tower is permitted above 85 + feet provided it is set back at least 10 feet from a wide street and at + least 15 feet from a narrow street. To prevent excessively tall and narrow towers, a tower must have a minimum lot + coverage of 33% and maximum of 40%.
+Higher maximum FAR are available for buildings participating in the Inclusionary Housing + Program or that provide certain senior facilities.
+Off-street parking is generally required for 40 percent of a building’s dwelling units, but requirements are lower + for income-restricted housing units (IRHU) and are further modified in certain areas, such as + within the Transit Zone and the Manhattan Core, + or for lots less than 15,000 square feet. Off-street parking requirements can be waived if 15 or fewer parking + spaces are required or if the zoning lot is 10,000 square feet or less.
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Residential development in R2 districts is limited exclusively to single-family detached + houses. Floral Park in Queens, parts of City Island and Riverdale in the Bronx, and Westerleigh on Staten Island’s + north shore are typical R2 districts.
+The smaller lot area and lot width requirements in R2 districts allow a higher density than in R1 + districts, although the maximum floor area ratio (FAR) + of 0.5 is the same. The minimum lot width is 40 feet, compared to 60 and 100 feet in R1 districts. The maximum + height of buildings is not fixed but is governed by a sky exposure + plane. As in other lower-density residence districts, one off-street parking space is required for each + dwelling unit.
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R2A is a contextual district intended to preserve low-rise neighborhoods characterized by single-family detached + homes on lots with a minimum width of 40 feet. The district is mapped in sections of Bayside, Whitestone and + Cambria Heights in Queens.
+The floor + area ratio (FAR) of 0.5 in R2A districts includes all space within a building, including basement and usable + attic space, resulting in smaller homes than those found in other districts with similar floor area ratios. Only + garages are exempt from floor area calculations, up to a maximum of 300 square feet. Lot coverage of + the house and any separate garage is limited to 30% of the zoning lot. As in R2 districts, the width of the two + required side yards must total a minimum of 13 feet, each at least five feet wide. The front yard must be at least + 15 feet deep; unlike other R2 districts, however, it must be at least as deep as an adjacent front yard, but need + not exceed 20 feet. The maximum building height is fixed at 35 feet and the perimeter wall may + rise no higher than 21 feet. One off-street parking space is required for each dwelling unit.
+R2X districts allow large single-family detached + houses on lots with a minimum width of 30 feet. R2X districts are mapped in Brooklyn in parts of Midwood within + the Special Ocean Parkway District and part of Far Rockaway in Queens.
+The higher floor area ratio (FAR) and permitted rear yard encroachment in R2X districts produce + buildings with greater bulk than in any other single-family residence district. The 0.85 FAR is considerably + higher than in other R2 districts and may be increased up to 1.02 by an attic + allowance for the inclusion of space beneath a pitched roof. The perimeter wall may + rise to 21 feet before sloping or being set back to a maximum building height of 35 feet. Although other residence + districts require a 30-foot rear yard, houses in R2X districts may extend 10 feet into the rear yard. The amount + of required open space on a lot is governed by yard requirements. As in other lower density districts, + the R2X district requires one off-street parking space for each dwelling unit.
+R3-1 contextual districts are the lowest density districts that allow semi-detached + one- and two-family residences, as well as detached + homes. R3-1 districts generally follow existing patterns of development in the Bronx, Queens, Staten Island and + south Brooklyn.
+In R3-1 districts, the minimum lot width for detached houses is 40 feet; semi-detached buildings must be on + zoning lots that are at least 18 feet wide. For both detached and semi-detached houses, the maximum lot + coverage is 35% and the 0.5 floor area ratio (FAR) + may be increased by an attic + allowance of up to 20% for the inclusion of space beneath a pitched roof. The perimeter wall may + rise to 21 feet before sloping or being set back to a maximum building height of 35 feet. The front yard must be + at least 15 feet deep. Two side yards with a minimum combined width of 13 feet are required for a detached + residence; one eight foot side yard is required for each semi-detached residence. All parking must be located in + the side or rear yard or in the garage. An in-house garage is permitted in a semi-detached house, or in a detached + house if the lot is 40 feet or wider. One off-street parking space is required for each dwelling unit.
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R3-2 districts are general residence districts that allow a variety of housing types, including low-rise attached houses, small multifamily apartment houses, and detached and + semi-detached one- and two-family residences. It is the lowest density zoning district in + which multiple dwellings are permitted. Because of their flexibility, R3-2 districts are mapped widely in all + boroughs except Manhattan.
+The 0.5 floor area ratio (FAR) may be increased by an attic allowance + of up to 20% for the inclusion of space beneath a pitched roof. The perimeter wall may + rise to 21 feet before sloping or being set back to a maximum building height of 35 feet. Lots with detached homes + must be at least 40 feet wide; if occupied by semi-detached and attached buildings, lots must be at least 18 feet + wide. The maximum street wall length for a building on a zoning lot is 125 feet. The maximum lot coverage of + any residence is 35%. Front yards must be at least 15 feet deep. Cars may park in the side or rear yard, in the + garage or in the front yard within the side lot + ribbon; parking is also allowed within the front yard when the lot is wider than 35 feet. One off-street + parking space is required for each dwelling unit. However, requirements are lower for income-restricted housing units (IRHU) and are further modified within the Transit Zone.
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Characteristic of many of the city’s older neighborhoods, R3A contextual districts feature modest single- and + two-family detached residences on zoning lots as narrow as 25 feet in width. Parts of College Point and + Whitestone in Queens, City Island in the Bronx and Port Richmond in Staten Island are typical R3A neighborhoods.
+The amount of required open space on residential lots in R3A districts is governed by yard requirements. New + detached homes must have two side yards totaling at least eight feet, but there is no minimum width requirement for + either one. R3A districts also permit zero lot + line buildings which are set along a side lot line and have one side yard at least eight feet wide. The front + yard of a new home must be at least 10 feet deep and, to promote a unified streetscape, it must be as deep as an + adjacent front yard but need not exceed a depth of 20 feet. The maximum floor area ratio (FAR) of + 0.5 may be increased up to 20% by an attic allowance + for the inclusion of space beneath a pitched roof. The perimeter wall may + rise to 21 feet before sloping or being set back to a maximum building height of 35 feet. Parking is in the side or + rear yard but an in-house garage is allowed if the lot is 35 feet or wider, provided the driveway is at least 18 + feet deep. One off-street parking space is required for each dwelling unit.
+
R3X contextual districts, mapped extensively in lower-density neighborhoods, such as Forest Hills in Queens and + Prince’s Bay and Westerleigh in Staten Island, permit only one- and two-family detached + homes on lots that must be at least 35 feet wide.
+The 0.5 floor area ratio (FAR) in R3X districts may be increased by an attic allowance + of up to 20% for the inclusion of space beneath a pitched roof. The perimeter wall may + rise to 21 feet before sloping or being set back to a maximum building height of 35 feet. The amount of required open + space on a lot is governed by yard requirements. Two + side yards that total at least 10 feet are required and there must be a minimum distance of eight feet between + houses on adjacent lots. The front yard of a new home must be at least 10 feet deep and, to promote a unified + streetscape, it must be at least as deep as an adjacent front yard but need not exceed a depth of 20 feet. An + in-house garage is permitted within the building provided the driveway is at least 18 feet deep. One off-street + parking space is required for each dwelling unit.
+
R4-1 contextual districts, like R3-1 districts, permit only one- and two‑family detached and + semi‑detached houses. Despite a narrower minimum lot width of 25 feet for detached homes, + houses in R4-1 districts tend to be larger than those in R3-1 districts because of the higher floor area ratio (FAR) of + 0.75 plus an attic allowance. The perimeter wall may + rise to 25 feet, compared to 21 feet in R3-1 districts, before sloping or being set back to a maximum building + height of 35 feet. Sections of Middle Village in Queens and Bay Ridge in Brooklyn are R4‑1 districts.
+Two side yards that total eight feet must be provided for a detached residence. There is no minimum width for each + side yard but there must be eight feet between buildings on adjacent zoning lots. One four foot side yard is + required for each semi-detached residence, which must be on a lot at least 18 feet wide. Zero lot + line buildings permitted in R4-1 districts, require only one eight foot side yard. Front yards must be at + least 10 feet deep and at least as deep as an adjacent front yard but need not exceed a depth of 20 feet. Parking + must be within the side or rear yard or in a garage. An in-house garage is permitted within a semi-detached house, + or in a detached house if the lot is 35 feet or wider. One off-street parking space is required for each dwelling + unit.
+
R4 districts allow all types of housing at a slightly higher density than permitted + in R3-2 districts. The floor area ratio (FAR) of 0.75, plus an attic allowance + of up to 20% for inclusion of space under the pitched roof common to these districts, usually produces buildings + with three stories instead of the two-story homes characteristic of R3 districts. Much of the residential + development in North Corona in Queens and Arden Heights in Staten Island is typical of R4 districts.
+To accommodate a potential third floor beneath a pitched roof, the perimeter wall in R4 + districts may rise to 25 feet before being set back to the maximum building height of 35 feet. Front yards must be + 10 feet deep or, if deeper, a minimum of 18 feet to provide sufficient space for on-site parking. Cars may park in + the side or rear yard, in the garage or in the front yard within the side lot + ribbon; the driveway must be within the side lot ribbon unless the lot is wider than 35 feet. Detached houses + must have two side yards that total at least 13 feet and each one must be at least five feet wide. Semi-detached + buildings need one side yard with a minimum width of eight feet. The maximum street wall length + for a building on a single zoning lot is 185 feet. One off-street parking space is required for each dwelling unit. + However, requirements are lower for income-restricted housing units (IRHU) and are further modified within the Transit Zone.
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+ 
R4A contextual districts are similar to R3A and R3X districts in that only one- and two-family detached + residences are permitted. Differences in the maximum permitted floor area ratio (FAR) + and minimum required lot size, however, result in variations in the typical building + envelope found in each district. Characterized by houses with two stories and an attic beneath a pitched roof, + R4A districts have an FAR of up to 0.75 (plus an attic + allowance) and a minimum lot width of 30 feet. The districts are usually mapped in older neighborhoods, such + as Woodlawn and Throgs Neck in the Bronx.
+As in R3A and R3X districts, the perimeter wall of a + house may rise to 21 feet before sloping or being set back to the maximum building height of 35 feet. A front yard + must be at least as deep as an adjacent front yard and at least 10 feet deep, but it need not exceed a depth of 20 + feet. A 30 foot deep rear yard, and two side yards that total at least 10 feet with a minimum width of two feet each + are also required. There must be at least eight feet between buildings on adjacent lots. Parking must be located in + the side or rear yard and the driveway must be within the side lot + ribbon.. If the lot is 35 feet or wider, a garage is permitted within the house, provided the driveway is at + least 18 feet deep to prevent cars from jutting onto the sidewalk. One off-street parking space is required for each + dwelling unit.
+
Primarily a contextual rowhouse district limited to low-rise, one- and two-family attachedresidences, R4B districts also permit detached and + semi-detached buildings. However, the floor area ratio (FAR) of + 0.9 and maximum building height of 24 feet typically produce a two-story, flat-roofed rowhouse. Parts of Bay Ridge + in Brooklyn and Middle Village and Brookville in Queens are mapped R4B.
+To maintain the characteristic rowhouse streetscape of R4B districts, the front yard of a new house + must be at least five feet deep and at least as deep as one adjacent front yard but no deeper than the other, + although it need not exceed a depth of 20 feet. Detached houses must have two side yards totaling at least eight + feet; there is no minimum width for a side yard but there must be at least eight feet between buildings on adjacent + zoning lots. Zero lot line buildingsrequire only one eight foot side yard and semi-detached buildings + require one side yard at least four feet wide. One off-street parking space is required for each dwelling unit, + although parking is waived when only one space is required. Front yard parking is not allowed. Curb cuts are + prohibited on zoning lot frontages that are less than 40 feet.
+
R5 districts allow a variety of housing at a higher density than permitted + in R3-2 and R4 districts. The floor area ratio (FAR) of 1.25 typically produces three-and four-story attached + houses and small apartment houses. With a height limit of 40 feet, R5 districts provide a transition between lower- + and higher-density neighborhoods and are widely mapped in Brooklyn, Queens and the Bronx. Portions of Windsor + Terrace and Ocean Parkway in Brooklyn are R5 districts.
+To ensure compatibility with neighborhood scale, the maximum street wallheight of + a new building is 30 feet and the maximum building height is 40 feet. Above a height of 30 feet, a setback of 15 + feet is required from the street wall of the building; in addition, any portion of the building that exceeds a + height of 33 feet must be set back from a rear or side yard line. Detached + houses must have two side yards that total at least 13 feet, each with a minimum width of five feet. Semi-detached houses need one eight foot wide side yard. Apartment houses need two side + yards, each at least eight feet wide. Front yards must be 10 feet deep or, if deeper, a minimum of 18 feet to + prevent cars parked on-site from protruding onto the sidewalk. Cars may park in the side or rear yard, in the garage + or in the front yard within the side lot ribbon; parking is also allowed within the front yard when the lot is wider + than 35 feet. Off-street parking is required for 85% of the dwelling units in the building, but requirements are + lower for income-restricted housing units (IRHU) and are further modified within the Transit Zone
+
+
+ 
R5A contextual districts, mapped in the northeast Bronx neighborhoods of Olinville and Williamsbridge, permit only + one- and two-family detached + residences with a maximum 1.1floor area ratio (FAR). Similar to R4A districts, R5A districts are characterized by houses + with two stories and an attic beneath a pitched roof, but the greater FAR and higher perimeter wall allow + for somewhat larger buildings.
+The perimeter wall of a house may rise to 25 feet in R5A districts (compared to 21 feet in R4A districts) before + sloping or being set back to the maximum building height of 35 feet. The minimum lot width is 30 feet. The amount of + required open space is governed by yard requirements that are + the same as those in R4A districts: a front yard must be at least as deep as an adjacent front yard and at least 10 + feet deep but it need not exceed a depth of 20 feet; a 30 foot deep rear yard; and two side yards that total at + least 10 feet, each with a minimum width of two feet. Cars may park in the side or rear yard; parking is also + allowed within the front yard when the lot is wider than 35 feet. An in-house garage is permitted if the lot is at + least 35 feet wide. One off-street parking space is required for each dwelling unit.
+
Although an R5B contextual district permits detached and + semi-detached buildings, it is primarily a three-story rowhouse district typical of such + neighborhoods as Windsor Terrace and Bay Ridge in Brooklyn. The traditional quality of R5B districts is reflected in + the district’s height and setback, front yard + and curb + cuts regulations that maintain the character of the neighborhood.
+The floor + area ratio (FAR) of 1.35 typically produces a building with a maximum street wall height + of 30 feet, above which the building slopes or is set back to a maximum height of 33 feet. As in R4B districts, the + front yard must be at least five feet deep and it must be at least as deep as one adjacent front yard and no deeper + than the other, but it need not exceed a depth of 20 feet. Attached rowhouses do not require side yards but there + must be at least eight feet between the end buildings in a row and buildings on adjacent zoning lots. Curb cuts are + prohibited on zoning lot frontages less than 40 feet. Where off-street parking is required, on-site spaces must be + provided for two-thirds of the dwelling units although parking can be waived when only one space is required. + Requirements are lower for income-restricted housing units (IRHU) and are further modified within the Transit Zone. + Front yard parking is prohibited.
+
R5D contextual districts, designed to encourage residential growth along major corridors in auto-dependent areas of + the city, are mapped in portions of the Jamaica and Rockaway Park neighborhoods in Queens and on Williamsbridge Road + in the northeast area of the Bronx.
+R5D districts serve as a transition between lower-density districts and moderate-density districts by incorporating + the lot + area, lot width and building envelope of R5B districts with certain aspects of the Quality Housing Program + available in R6 through R9 districts and R10 contextual districts) relating to interior building amenities, planting + and the location of accessory parking. Lot coverage + requirements are the same as for R6 contextual districts.
+Characterized by moderate-density, multi-family housing, R5D districts have a maximum floor area ratio (FAR) of + 2.0, a height limitation of 40 feet (45 feet with a qualifying + ground floor) and a significant amount of required off-street parking, reflecting the lack of easy access to + mass transit and the reliance on automobiles.
+The minimum lot width for single- and two-family detached + houses is 25 feet; side yards are not required for lots less than 30 feet wide. Zero lot + line buildings are permitted. As in R4B and R5B districts, the front yard must be at + least five feet deep and at least as deep as one adjacent front yard but no deeper than the other, although it need + not exceed a depth of 20 feet.
+Off-street parking, which is not permitted in front of the building, is required for 66% of all dwelling units. + Requirements are lower for income-restricted housing units (IRHU) and are further modified within the Transit Zone. Curb + cuts are not permitted on a wide street if the zoning lot also fronts on a narrow street.
+
R6 zoning districts are widely mapped in built-up, medium-density areas in Brooklyn, Queens and the Bronx. The + character of R6 districts can range from neighborhoods with a diverse mix of building types and heights to + large-scale “tower in the park” developments such as Ravenswood in Queens and Homecrest in Brooklyn. Developers can + choose between two sets of bulk regulations. Standard height factor + regulations, introduced in 1961, produce small multi-family buildings on small zoning lots and, on larger lots, tall + buildings that are set back from the street. Optional Quality Housing + regulations produce high lot coverage + buildings within height limits that often reflect the scale of older, pre-1961 apartment buildings in the + neighborhood.
+
+
+ Buildings developed pursuant to height factor regulations are often tall buildings set back from the street and + surrounded by open space and on-site parking. The floor area ratio (FAR) in + R6 districts ranges from 0.78 (for a single-story building) to 2.43 at a typical height of 13 stories; the open space ratio (OSR) ranges from 27.5 to 37.5. Generally, the more open space, the taller + the building. In the diagram, for example, 81% of the zoning lot with the + 13-story building is required to be open space (2.43 FAR × 33.5 OSR). Thus, the maximum floor area ratio is + achievable only where the zoning lot is large enough to accommodate a practical building footprint as well as the + required amount of open space. There are no height limits for height factor buildings although they must be set + within a sky exposure plane which begins at a height of 60 feet above the street line and + then slopes inward over the zoning lot.
+Off-street parking is generally required for 70 percent of a building’s dwelling units, but requirements are lower + for income-restricted housing units (IRHU) and are further modified in certain areas, such as + within the Transit Zone and the Manhattan Core, + or for lots less than 10,000 square feet. Parking can be waived if five or fewer spaces are required.
+
The optional Quality Housing regulations produce high lot coverage buildings set at or near the street line. Height + limitations ensure that these buildings are often more compatible with older buildings in the neighborhood. As an + incentive for developers to choose the Quality Housing option outside the Manhattan Core, + greater floor area ratio, and therefore, more apartments, is permitted for buildings on or within 100 feet of + a wide + street than would be permitted under height factor regulations. The FAR is 3.0; the maximum base height before + setback is 65 feet with a maximum building height of 75 with a qualifying ground floor (70 + feet without). On a narrow street (beyond 100 feet of a wide street), the maximum FAR is 2.2; the maximum base + height before setback is 45 feet with a maximum building height of 55 feet. The area between a building’s street + wall and the street line must be planted and the buildings must have interior amenities for the residents + pursuant to the Quality Housing Program.
+Higher maximum FAR and heights are available for buildings participating in the Inclusionary Housing + Program or that provide certain senior facilities.
+Off-street parking is generally required for 50 percent of a building’s dwelling units, but requirements are lower + for income-restricted housing units (IRHU) and are further modified in certain areas, such as within theTransit Zone and the Manhattan Core, + or for lots less than 10,000 square feet. Parking can be waived if five or fewer spaces are required.
+
R6A is a a contextual district where the Quality Housing bulk + regulations are mandatory. These regulations produce high lot coverage, six- + to eight-story apartment buildings set at or near the street line. Designed to be compatible with older buildings + found in medium-density neighborhoods, R6A districts are mapped in the Bronx, Brooklyn and Queens. Parts of + Kingsbridge in the Bronx and Williamsburg in Brooklyn are typical R6A areas.
+The floor + area ratio (FAR) in R6A districts is 3.0. Above a minimum base height of 40 + feet, the building must set back by at least 10 feet on a wide street and 15 + feet on a narrow street before rising to its maximum height of 70 feet, or 75 feet if providing a qualifying ground floor. To preserve the traditional streetscape, the street wall of a new + building can be no closer to the street line than any adjacent street wall , but + need not be farther than 10 feet. The area between a building’s street wall and the street line must be planted. R6A + buildings must have interior amenities for the residents pursuant to the Quality Housing Program.
+Higher maximum FAR and heights are available for buildings participating in the Inclusionary Housing + Program or that provide certain senior facilities.
+Off-street parking is generally required for 50 percent of a building’s dwelling units, but requirements are lower + for income-restricted housing units (IRHU) and are further modified in certain areas, such as + within the Transit Zone and the Manhattan Core, + or for lots less than 10,000 square feet. Parking can be waived if five or fewer spaces are required. Off-street + parking is not allowed in front of a building.
+
R6B districts are often traditional row house districts, which preserve the scale and harmonious streetscape of + neighborhoods of four-story attached buildings developed during the 19th century. Many of these houses are set back + from the street with stoops and small front yards that are typical of Brooklyn’s “brownstone” neighborhoods, such as + Park Slope, Boerum Hill and Bedford Stuyvesant.
+The Floor Area Ratio (FAR) of 2.0 and the mandatory Quality Housing + regulations also accommodate apartment buildings at a similar four- to five-story scale. The base height of a + new building before setback must + be between 30 and 40 feet and the maximum height is 50 feet. For buildings providing a qualifying ground floor, the + maximum base height and overall height increase by five feet. Curb cuts are + prohibited on zoning lot frontages less than 40 feet. The street wall of a new + building, on any lot up to 50 feet wide, must be as deep as one adjacent street wall but no deeper than the other. + Buildings must have interior amenities for the residents pursuant to the Quality Housing Program.
+Higher maximum FAR are available for buildings participating in the Inclusionary Housing program or that provide + certain senior facilities.
+Off-street parking is generally required for 50 percent of a building’s dwelling units, but requirements are lower + for income-restricted housing units (IRHU) and are further modified in certain areas, such as + within the Transit Zone and the Manhattan Core, + or for lots less than 10,000 square feet. Parking can be waived if five or fewer spaces are required. Off-street + parking is not allowed in front of a building.
+
R7 districts are medium-density apartment house districts mapped in much of the Bronx as well as the Upper West + Side in Manhattan and Brighton Beach in Brooklyn. The height factor regulations for R7 districts encourage lower + apartment buildings on smaller zoning lots and, on larger lots, taller buildings with less lot coverage. As + an alternative, developers may choose the optional Quality Housing + regulations to build lower buildings with greater lot coverage.
+Regulations for residential development in R7-1 and R7-2 districts are essentially the same except that R7-2 + districts, which are mapped primarily in upper Manhattan, have lower parking requirements.
+
+
+ Height factor buildings are often set back from the street and surrounded by open space and + on-site parking. The floor area ratio (FAR) in R7 districts ranges from 0.87 to a high of 3.44; the open space ratio (OSR) (OSR) ranges from 15.5 to 25.5. As in other non-contextual districts, + a taller building may be obtained by providing more open space. For example, 76% of the zoning lot with a 14-story + building must be open space (3.44 FAR × 22.0 OSR). The maximum FAR is achievable only where the zoning lot is large + enough to accommodate a practical building footprint as well as the required amount of open space. The building must + be set within a sky exposure plane which, in R7 districts, begins at a height of 60 feet above the street + line and then slopes inward over the zoning lot.
+Off-street parking is generally required for 60 percent of a building’s dwelling units in an R7-1 district and 50 + percent in an R7-2 district, but requirements are lower for income-restricted housing units (IRHU) and are further modified in certain areas, such as + within the Transit Zone and the Manhattan Core, + or for lots less than 15,000 square feet in R7-1 districts. Off-street parking requirements can be waived if 5 or + fewer parking spaces are required in R7-1 districts, or if 15 or fewer parking spaces are required or if the zoning + lot is 10,000 square feet or less in R7-2 districts.
+
The optional Quality Housing regulations in R7 districts utilize height limits to produce lower, high lot coverage + buildings set at or near the street line. With floor area ratios that are equal to or greater than can be achieved + in height factor buildings, the optional Quality Housing regulations produce new buildings in keeping with the scale + of many traditional neighborhoods in the East Village and upper Manhattan, the west Bronx, and sections of Queens + and Brooklyn.
+The optional Quality Housing regulations for buildings on wide streets + outside the Manhattan Core are the same as in R7A districts. The maximum FAR is 4.0 and the base + height before setback is 40 + to 75 feet with a maximum building height of 80 feet, or 85 feet if providing a qualifying + ground floor. The maximum FAR on narrow streets and + within the Manhattan Core is 3.44, and the base height before setback is 40 to 65 feet with a maximum building + height of 75 feet. The area between a building’s street wall and the street line must be planted, and the building + must have interior amenities for residents pursuant to the Quality Housing Program.
+Off-street parking is generally required for 50 percent of a building’s dwelling units, but requirements are lower + for income-restricted housing units (IRHU) and are further modified in certain areas, such as + within the Transit Zone and the Manhattan Core, or for lots less than 15,000 square feet in R7-1 + districts. Off-street parking requirements can be waived if 5 or fewer parking spaces are required in R7-1 + districts, or if 15 or fewer parking spaces are required or if the zoning lot is 10,000 square feet or less in R7-2 + districts.
+Higher maximum FAR and heights are available for buildings participating in the Inclusionary Housing + Program or that provide certain senior facilities.
+
The contextual Quality Housing regulations, which are mandatory in R7A districts, typically produce high lot + coverage, seven- to nine- -story apartment buildings, blending with existing buildings in many established + neighborhoods. R7A districts are mapped along Prospect Park South and Ocean Parkway in Brooklyn, Jackson Heights in + Queens, and in Harlem and along the avenues in the East Village in Manhattan.
+The floor + area ratio (FAR) in R7A districts is 4.0. Above a base height of 40 + to 65 feet, or 75 feet if providing a qualifying ground floor, the building must set back to a depth of 10 feet on a + wide + street and 15 feet on a narrow street before rising to a maximum height of 80 feet, or 85 feet if providing a + qualifying ground floor. In order to preserve the traditional streetscape, the street wall of a new + building can be no closer to the street line, than any adjacent street wall, but need not be farther than 10 feet. + Buildings must have interior amenities for the residents pursuant to the Quality Housing Program. Off-street parking + is not allowed in front of a building.
+Off-street parking is generally required for 50 percent of a building’s dwelling units, but requirements are lower + for income-restricted housing units (IRHU) and are further modified in certain areas, such as + within the Transit Zone and the Manhattan Core, + or for lots 10,000 square feet or less. Off-street parking requirements can be waived if 15 or fewer parking spaces + are required.
+Higher maximum FAR and heights are available for buildings participating in the Inclusionary Housing + Program or that provide certain senior facilities.
+
In contextual R7B districts, the mandatory Quality Housing + regulations are similar to those of R6B districts but the higher floor area ratio(FAR) + and height limit generally produce six- to seven-story apartment buildings rather than the rowhouses typical of R6B + districts. There are R7B districts in Brooklyn and throughout Queens, including portions of Rego Park. Parts of the + East Village in Manhattan are also mapped R7B.
+The FAR is 3.0; the base height of a new building before setback must + be between 40 and 65 feet before rising to a maximum building height of 75 feet. To maintain the traditional + streetscape, curb cuts are prohibited on zoning lot frontages less than 40 feet. The front wall of a new + building, on any lot up to 50 feet wide, must be as deep as one adjacent front wall but no deeper than the other. On + lots 50 feet wide or more, the front wall must be no closer to the street line + than the front wall of an adjacent building. Front walls need not be set back beyond 10 feet. Buildings must have + interior amenities for residents pursuant to the Quality Housing + Program.
+Off-street parking is generally required for 50 percent of a building’s dwelling units, but requirements are lower + for income-restricted housing units (IRHU) and are further modified in certain areas, such as + within the Transit Zone and the Manhattan Core, + or for lots 10,000 square feet or less. Off-street parking requirements can be waived if 5 or fewer parking spaces + are required.
+
R7D districts promote new contextual development along transit corridors. Portions of Fulton Street and the Special + Coney Island District in Brooklyn are mapped as R7D districts. Blocks that are mapped C4-5D have an R7D residential district equivalent.
+The floor + area ratio (FAR) of 4.2 allows greater residential density than R7A districts and less than R7X districts. In + a C4‑5D district or when a commercial + overlay is mapped in an R7D district, the ground floor of a building must be reserved for retail uses, such as + shops and services, to maintain the vitality of the street.
+Quality + Housing bulk regulations, mandatory in R7D districts, produce ten-story buildings set at or near the street + line. The base height of a new building must be 60 to 85 feet before setback, + rising to a maximum building height of 100 feet, or 105 feet if providing a qualifying + ground floor. In order to maintain the continuity of the street wall, a new + building can be no closer to the street line than any adjacent street wall but need not be farther than 10 feet. + Interior amenities for building residents pursuant to the Quality Housing Program are required.
+Higher maximum FAR and heights are available for buildings participating in the Inclusionary Housing + Program or that provide certain senior facilities.
+Off-street parking is generally required for 50 percent of a building’s dwelling units, but requirements are lower + for income-restricted housing units (IRHU) and are further modified in certain areas, such as + within the Transit Zone and the Manhattan Core, + or for lots 10,000 square feet or less. Off-street parking requirements can be waived if 15 or fewer parking spaces + are required.
+
R7X districts are also governed by contextual Quality Housing bulk + regulations but the substantially higher floor area ratio (FAR) + and maximum building height typically produce taller, bulkier buildings than in R7A and R7B districts. The + flexibility of the R7X regulations is exemplified by the 12- to 14-story apartment buildings in the R7X districts + mapped along major thoroughfares in Harlem in Manhattan and Jackson Avenue in Long Island City in Queens.
+The FAR in R7X districts is 5.0. Above a base height of 60 + to 85 feet, the building must be set back a depth of 10 feet on a wide street and 15 + feet on a narrow street before rising to its maximum height of 120 feet. If providing a qualifying + ground floor, the maximum base height is 95 feet and the maximum height of the building is 125 feet. To maintain the + traditional streetscape, the street wall of a new + building can be no closer to the street line + than any adjacent street wall but need not be farther than 10 feet. The building must have interior amenities for + residents pursuant to the Quality Housing Program.
+Higher maximum FAR and heights are available for buildings participating in the inclusionary Housing + Program or that provide certain senior facilities.
+Off-street parking is generally required for 50 percent of a building’s dwelling units, but requirements are lower + for income-restricted housing units (IRHU) and are further modified in certain areas, such as + within the Transit Zone and the Manhattan Core, + or for lots 10,000 square feet or less. Off-street parking requirements can be waived if 15 or fewer parking spaces + are required.
+
Apartment buildings in R8 districts can range from mid-rise, eight- to ten-story buildings to much taller buildings + set back from the street on large zoning lots. This high density residential district is mapped along the Grand + Concourse in the Bronx and on the edge of Brooklyn Heights. R8 districts are also widely mapped in Manhattan + neighborhoods, such as Washington Heights. New buildings in R8 districts may be developed under either height factor regulations or the optional Quality Housing + regulations that often reflect the older, pre-1961 neighborhood streetscape.
+
+
+ The floor + area ratio(FAR) for height factor development in R8 districts ranges from 0.94 to 6.02; the open space + ratio (OSR) ranges from 5.9 to 11.9. A taller building may be obtained by providing more open space. In the + diagram, for example, 64% of the zoning lot with the 17-story building must be open space (6.02 FAR x 10.7 OSR). + Thus, the maximum FAR is achievable only where the zoning lot is large enough to accommodate a practical building + footprint as well as the required amount of open space. There are no absolute height limits; the building must be + set within a sky exposure plane which, in R8 districts, begins at a height of 85 feet above the street line and then slopes inward over the zoning lot.
+Off-street parking is generally required for 40 percent of a building’s dwelling units, but requirements are lower + for income-restricted housing units (IRHU) and are further modified in certain areas, such as + within the Transit Zone and the Manhattan Core, + or for lots less than 15,000 square feet. Off-street parking requirements can be waived if 15 or fewer parking + spaces are required or if the zoning lot is 10,000 square feet or less.
+
The optional Quality Housing regulations in R8 districts utilize height limits to produce lower, high lot + coverage buildings set at or near the street line. With floor area ratio (FAR) equal to or greater than can be + achieved using R8 height factor regulations, the optional Quality Housing regulations produce new buildings in + keeping with many of the city’s established neighborhoods.
+The maximum FAR on narrow streets is 6.02, and the base height before + setback is 60 to 85 feet with a maximum building height of 115 feet. On wide streets + outside the Manhattan Core, the FAR rises to 7.2, and the base height before setback is 60 to 95 feet + with a maximum building height of 130 feet, or 135 feet if providing a qualifying + ground floor. The street wall of the building must extend along the width of the zoning lot and at least 70% of + the street wall must be within eight feet of the street line.
+Higher maximum FAR and heights are available for buildings participating in the Inclusionary Housing + Program or that provide certain senior facilities.
+The area between a building’s street wall and the street line must be planted and the building must have interior + amenities for residents pursuant to the Quality Housing + Program.
+Off-street parking requirements are the same as for height factor buildings.
+
The contextual Quality Housing bulk regulations, which are mandatory in R8A districts, typically result in + high lot coverage apartment buildings of roughly 12 to 14 stories, set at or near the street line. Limitations on the base height and maximum building height of new buildings + ensure compatibility with existing buildings on the street. Parts of DUMBO in Brooklyn and West Chelsea in Manhattan + are R8A districts.
+The floor + area ratio (FAR) in R8A districts is 6.02. Above a base height of 60 + to 85 feet, the building must set back to a depth of 10 feet on a wide street and 15 + feet on a narrow street before rising to its maximum height of 120 feet. If providing a qualifying ground floor, the maximum base height is 95 feet, and the maximum height is 125 + feet. On a wide street, the street wall must + extend along the entire width of the zoning lot and at least 70% of the street wall must be within eight feet of the + street line. The area between a building’s street wall and the street line must be planted and the building must + have interior amenities pursuant to the Quality Housing Program.
+Higher maximum FAR and heights are available for buildings participating in the Inclusionary Housing + Program or that provide certain senior facilities.
+Off-street parking is generally required for 40 percent of a building’s dwelling units, but requirements are lower + for income-restricted housing units (IRHU) and are further modified in certain areas, such as + within the Transit Zone and the Manhattan Core, + or for lots less than 15,000 square feet. Off-street parking requirements can be waived if 15 or fewer parking + spaces are required or if the zoning lot is 10,000 square feet or less. Off-street parking is not allowed in front + of a building.
+
R8B contextual districts usually present the same unified blocks of “brownstone” rowhouses as R5B and R6B districts + but the higher floor area ratio (FAR) of 4.0 creates a taller building that is commonly found on the narrow + side streets of the Upper West Side and the Upper East Side in Manhattan. The mandatoryQuality Housing bulk + regulations encourage new six-story apartment buildings, with a setback at the + top story, that fit in well with the rows of 19th century houses.
+The base height of a new building before a setbackis 55 to 65 feet. The maximum building height + is 75 feet. Many buildings are set back from the street with stoops in shallow front yards. To maintain + the traditional streetscape, curb cuts are + prohibited for zoning lot frontages less than 40 feet. The street wall of a new + building, on any lot up to 50 feet wide, must be as deep as one adjacent street wall but no deeper than the other. + On lots with at least 50 feet of frontage, the street wall must be no closer to the street line + than the street wall of an adjacent building. Street walls need not be set back beyond 10 feet. Buildings must have + interior amenities for residents pursuant to the Quality Housing Program.
+Off-street parking is generally required for 50 percent of a building’s dwelling units, but requirements are lower + for income-restricted housing units (IRHU) and are further modified in certain areas, such as + within the Transit Zone and the Manhattan Core, + or for lots less than 15,000 square feet. Off-street parking requirements can be waived if 15 or fewer parking + spaces are required or if the zoning lot is 10,000 square feet or less. Off-street parking is not allowed in front + of a building and any open area between the street wall and the street line must be planted.
+
R8X contextual districts are governed by Quality Housing bulk + regulations. R8X districts are similar to R8A districts but permit a higher building height that typically produces + 15- to 17-story apartment buildings that replicate the building + envelope of the older, traditional buildings in Prospect Heights and Park Slope that surround Grand Army + Plaza.
+The floor area ratio (FAR) in R8X districts is 6.02. Above a base height of 60 + to 85 feet, the building must set back to a depth of 10 feet on a wide street and 15 + feet on a narrow street before rising to a maximum building height of 150 feet. If providing a + qualifying ground floor, the maximum base height is 95 feet, and the maximum height is 155 feet. As in R8A + districts, the street wall on a wide street must extend along the entire width of the zoning lot and at + least 70% of the street wall must be within eight feet of the street line. + Buildings must have interior amenities for residents pursuant to the Quality Housing Program.
+Higher maximum FAR and heights are available for buildings participating in the Inclusionary Housing + Program or that provide certain senior facilities.
+Off-street parking is generally required for 40 percent of a building’s dwelling units, but requirements are lower + for income-restricted housing units (IRHU) and are further modified in certain areas, such as + within the Transit Zone and the Manhattan Core, + or for lots less than 15,000 square feet. Off-street parking requirements can be waived if 15 or fewer parking + spaces are required or if the zoning lot is 10,000 square feet or less. Off-street parking is not allowed in front + of a building.
+
R9 districts, which are mapped along several major thoroughfares in Manhattan, such as West 96th Street, new + buildings can be developed under height factor + regulations or the optional Quality Housing regulations as in R6 through R8 districts. The optional Quality Housing + regulations in R9 districts are the same as the R9A regulations. Designed in part for institutional purposes (mainly + hospitals), most R9 height factor buildings are developed pursuant to the tower rules, which + are applicable only in the city’s higher-density areas, and commercial districts with an R9 residential district equivalent (C1‑8, C2-7 and C6-3).
+
+
+ The floor + area ratio (FAR) for height factor/tower buildings ranges from 0.99 to 7.52 and the open space + ratio (OSR) from 1.0 to 9.0. As in other height factor districts, a taller building can usually be developed + by providing more open space. Under the tower rules, however, buildings on both wide and narrow streets are + permitted to penetrate the sky exposure + plane. In the diagram, for example, buildings that front on a wide street must + have a contextual street wall of 60 to 85 feet with a tower above (tower-on-a-base). The height of the tower is controlled by a minimum lot coverage + requirement and a rule that at least 55% of the floor area on the zoning lot be + located below a height of 150 feet. For buildings with only narrow street frontage, + a contextual base is not required and towers are permitted, provided they are set back from the street line at + least 15 feet.
+Higher maximum FAR are available for buildings participating in the Inclusionary Housing + Program or that provide certain senior facilities.
+Off-street parking is generally required for 40 percent of a building’s dwelling units, but requirements are lower + for income-restricted housing units (IRHU) and are further modified in certain areas, such as + within the Transit Zone and the Manhattan Core, + or for lots less than 15,000 square feet. Off-street parking requirements can be waived if 15 or fewer parking + spaces are required or if the zoning lot is 10,000 square feet or less.
+
The contextual Quality Housing regulations, mandatory in R9A districts, typically result in high lot + coverage, 14- to 15-story buildings set at or near the street line. + Typical R9A buildings can be found in higher density Manhattan neighborhoods such as Chelsea and Tribeca. Often + mapped as C1-8A or C2-7A commercial districts, which have an R9A residential district equivalent, these districts usually have apartments above one or two + floors of retail and office uses.
+The maximum floor area ratio (FAR) in R9A districts is 7.52, the same as in R9 districts. On wide + streets, the base height is 60 to 105 feet with a maximum building height of 145 feet. On narrow + streets, the base height is 60 to 95 feet with a maximum building height of 135 feet. The street wall of a new + building on a wide street must extend along the entire width of the zoning lot + and at least 70% of the street wall must be within eight feet of the street line on + a narrow street.
+Higher maximum FAR and heights are available for buildings participating in the Inclusionary Housing + Program or that provide certain senior facilities.
+The area between a building’s street wall and the street line must be planted and the building must have interior + amenities for residents pursuant to the Quality Housing + Program..
+Off-street parking is generally required for 40 percent of a building’s dwelling units, but requirements are lower + for income-restricted housing units (IRHU) and are further modified in certain areas, such as + within the Transit Zone and the Manhattan Core, + or for lots less than 15,000 square feet. Off-street parking requirements can be waived if 15 or fewer parking + spaces are required or if the zoning lot is 10,000 square feet or less.
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Created to accommodate towers facing elevated rail lines, R9D districts produce tall buildings set back from the street line to minimize train noise for occupants of the buildings and maximize light and air + for pedestrians at street level. Portions of the River Avenue corridor around 161st Street in the Bronx are mapped + C6-3D which has an R9D residential district equivalent.
+The tower portion of the building must be set back at least 20 feet from the street line when facing an elevated + rail line. In C6-3D districts, the tower must rise above a low base set at the street line that is between 0 and 25 + feet high. A setback is not required when a building wall is within 70 feet of a street intersection.
+The floor + area ratio (FAR) is 9.0. There is no maximum building height in an R9D district but special rules control the + width of towers and ensure articulated tower tops for the highest four stories or that portion of the building above + 165 feet, whichever is less.
+In C6-3D districts or when a commercial + overlay is mapped in an R9D district, the ground floor of a building must be reserved for retail and service + usesin + order to maintain a lively streetscape. Sidewalks adjacent to wide streets, or + elevated rail lines must have a minimum depth of 20 feet.
+Higher maximum FAR are available for buildings participating in the Inclusionary Housing + Program or that provide certain senior facilities.
+Buildings must have interior amenities for residents pursuant to the Quality Housing + Program.
+Off-street parking is generally required for 40 percent of a building’s dwelling units, but requirements are lower + for income-restricted housing units (IRHU) and are further modified in certain areas, such as + within the Transit Zone and the Manhattan Core, + or for lots less than 15,000 square feet. Off-street parking requirements can be waived if 15 or fewer parking + spaces are required or if the zoning lot is 10,000 square feet or less.
+
R9X contextual districts (and C1-8X, C2-7X and C6-3X districts with an R9Xresidential district equivalent), mapped only in Manhattan, are governed by Quality + Housing regulations. With a floor area ratio (FAR) + and height limit substantially higher than other R9 districts, R9X regulations produce the taller, bulkier 16- to + 18-story apartment buildings characteristic of Chelsea and Murray Hill in Manhattan.
+The FAR in R9X districts is 9.0. On a wide street, the base + height of a new building must be 105 to 120 feet with a 10 foot setback before + rising to a maximum height of 170 feet. On a wide street, the street wall must + extend along the entire width of the zoning lot and at least 70% of the street wall must be within eight feet of the + street line.. On a narrow street, the base height must be 60 to 120 feet with a 15‑foot + setback before rising to a maximum height of 160 feet. If providing a qualifying ground floor on a narrow + street,, the maximum base height is 125 feet, and the maximum height is 165 feet. On a wide street, the + maximum base height becomes 125 feet, and the maximum height is 175 feet.
+Higher maximum FAR and heights are available for buildings participating in the Inclusionary Housing + Program or that provide certain senior facilities.
+Off-street parking is generally required for 40 percent of a building’s dwelling units, but requirements are lower + for income-restricted housing units (IRHU) and are further modified in certain areas, such as + within the Transit Zone and the Manhattan Core, + or for lots less than 15,000 square feet. Off-street parking requirements can be waived if 15 or fewer parking + spaces are required or if the zoning lot is 10,000 square feet or less.
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