R7-1 & R7-2 Zoning Code - New York City
What is an R7-1 and a R7-2 Zoning District?
R7 districts are medium-density apartment house districts. The height factor regulations for R7 districts encourage low apartment buildings on smaller zoning lots and, on larger lots, taller buildings with low lot coverage. As an alternative, developers may choose the optional Quality Housing regulations to build lower buildings with higher lot coverage. Regulations for residential development in R7-1 and R7-2 districts are essentially the same except that R7-2 districts have lower parking requirements.
Height Factor Regulations: Height factor buildings are often set back from the street and surrounded by open space and on-site parking. The floor area ratio in R7 districts ranges from .87 to a high of 3.44; the open space ratio ranges from 15.5 to 25.5. As in other height factor districts, a taller building may be obtained by providing more open space. For example, 76% of the zoning lot with the 14-story building is required to be open space (3.44 FAR x 22.00 OSR). The maximum FAR is achievable only when 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 front lot line and then slopes inward over the zoning lot.
In R7-1 districts, parking is required for 60% of the dwelling units, and can be waived if five or fewer spaces are required. In R7-2 districts, parking is required for 50% of the units, and waived is 15 or fewer spaces are required.
Quality Housing Option: The optional quality housing regulations for R7 districts produce lower, high lot coverage buildings set on or near the street line. With floor area ratios that are equal to or greater that can be achieved in height factor buildings, the optional Quality Housing regulations produce new buildings in keeping with the scale of many traditional neighborhoods.
The R7 optional bulk regulations for buildings on wide streets outside the Manhattan Core are the same as those in R7A districts. The maximum FAR is 4.0 and the base height before setback is 40 to 65 feet with a maximum building height of 80 feet. The maximum FAR for buildings on narrow streets and within the Manhattan Core is 3.44 and the base height before setback is 40 to 60 feet with a maximum building height of 75 feet. Off-street parking is required for 50% of all dwelling units.
Properties located in an R7-1 & R7-2 Zoning District
We have hand-picked several properties located in an R7-1 or an R7-2 zoning district in one of the five boroughs of New York: Manhattan, Queens, Brooklyn, Staten Island, and the Bronx.
Most of our property reports come with an exterior building photo, together with highly detailed information on the property.
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