In order to help demystify New York City's zoning regulations we have created this ultra-condensed version of the zoning code for the various categories of Residential, Commercial and Manufacturing districts. Each synopsis provides general requirements for property development including setbacks, parking, floor area ratios, lot coverage, and maximum building heights, among many other variables. This summary is not intended to be a substitute for the Zoning Resolution itself. A web version of the New York City Zoning Resolution can be accessed here.

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Residential

Q. What are the different types of Residential District?

A.

• R1-1 & R1-2 - R1 districts are leafy, low density neighborhoods of large, single-family detached homes. Although new homes in R1-1 districts must be on larger and wider lots that homes in R1-2 districts, yard requirements and the same Open Space Ratio (OSR) preserve the open space that characterizes both districts. The Floor Air Ration (FAR) of 0.5, together with the sizeable required lot area tends to produce large, roomy houses.
  The maximum height of buildings in R1 districts is not fixed but is governed by sky exposure planes. Auto ownership rates in R1 districts are typically high and, like other lower-density districts, which are often distant from mass transit lines, one off-street parking space is required for each dwelling unit. The lot width in an R1-1 district is 100 feet. The lot width in an R1-2 district is 60 feet. 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.


• R2 - Residential development in R2 districts is limited exclusively to single-family detached houses. The lot area and lot width requirements in R2 districts allow for higher density than in R1 districts, although the maximum Floor Air 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 low-density residence districts, one off-street parking space is required for each dwelling.


• R2A - R2A districts, established in 2005, are intended to preserve the low-rise context of neighborhoods characterized by modest, single-family detached homes on lots with a minimum width of 40 feet. The Floor Area Ratio (FAR) of 0.5 in R2A districts includes all space within a building, including attic space, resulting in smaller homes than 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 external 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, and 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, up to a depth of 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 - R2X districts allow large single-family detached houses on lots with a minimum width of 30 feet. 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 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 - R3-1 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 - a minimum lot width of 40 feet for detached houses, and 18 feet for semi-detached. For both detached and semi-detached houses, the maximum lot coverage is 35% and the 0.5 FAR (Floor Area Ratio) may be increased by an attic allowance of up to 20% for the inclusion of a 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.
  Front yards 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.


• R3-2 - R3-2 districts are general residence districts that allow a variety of housing types, including low-rise attached houses, small multi-family 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.
  The 0.5 FAR (Floor Area Ratio), which is the same for all R3 districts, may be increased by an attic allowance of up to 20% for the inclusion of a space beneath a pitched roof. The perimeter wall of residences of all types 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, the lots must be at least 18 feet wide. The maximum lot coverage of any residence is 35% and the maximum street wall length of a building on a single zoning lot is 125 feet. 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. One off-street parking space is required for each dwelling unit.


• R3A - Characteristic of many of the city's older neighborhoods, R3A zoning districts feature modest single- and two-family detached residences on zoning lots as narrow as 25 feet in width.
  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 only 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, up to 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 a 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 - R3X districts, mapped extensively in low-density neighborhoods, 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 up to 20% by an attic allowance for the inclusion of a 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 required amount of 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, up to a depth of 20 feet. One off-street parking space is required for each dwelling unit. A garage is permitted within the building provided the driveway is at least 18 feet deep.


• R4 - R4 districts allow all types of housing at a slightly higher density than permitted in R3-2 districts. The Floor Are Ratio (FAR) of 0.75, plus an attic allowance of up to 20% for inclusion of a space under the pitched roof common to these districts, usually produces buildings with three stories instead of the two stories characteristic of R3 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 and prevent parked cards from protruding on to the sidewalk. 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.


• R4 Infill - On a block entirely within an R4 or R5 district (without a suffix), optional regulations may be used to develop infill housing in predominantly built-up areas. Infill regulations may be used if at least 50% of the area of the block is occupied by zoning lots developed with buildings, and the lot does not exceed 1.5 acres. However, infill regulations may not be used to redevelop a lot occupied by one- or two-family detached or semi-detached houses unless the blockfront is predominantly developed with attached or multi-family housing.
  On sites that qualify for infill regulations, the higher Floor Area Ratio (FAR) of 1.35 and lot coverage of 55% for R4 Infill housing, as well as more relaxed parking requirements, permit developments with greater bulk and more dwelling units than are otherwise permitted in R4 districts. Infill regulations typically produce three-story buildings with three dwelling units and two parking spaces - one in a ground-floor garage and the other in the driveway. Infill regulations may also produce small apartment buildings.
  Height and setback regulations for R4 Infill housing are the same as for R4 districts. Front yards must be at least 18 feet deep to prevent cars parked in the front driveway from jutting onto the sidewalk. The maximum street wall length for a building on a single zoning lot is 185 feet. Off-street parking is required for two-thirds of the dwelling units.


• R4-1 - R4-1 districts permit only one- and two-family detached and semi-detached residences. Despite a narrower lot requirement of 25 feet for detached homes, houses on R4-1 districts tend to be larger than those in R3-1 districts because of the higher floor area ratio 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 on being set back to a maximum building height of 35 feet.
  The amount of required open space on R4-1 zoning lots is governed by yard requirements. Two side yards that total eight feet must be provided for a detached residence. Although there is no minimum width for each side yard, there must always 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 lined residences are permitted in R4-1 districts, and 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, up to a depth of 20 feet. One off-street parking space is required for each dwelling unit. Parking must be within the side or rear yard or in a garage.


• R4A - R4A districts permit only one- and two-family detached residences. Differences in the permitted floor area ratio and minimum required lot size, however, result in differences in the typical buildings found in each district. Characterized by houses with two stories and an attic beneath a pitched roof, R4A districts have a 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.
  As in R3A and R3X districts, the perimeter wall of a house may ride to 21 feet before sloping or being set back to the maximum building height of 35 feet. The amount of required open space in R4A districts is governed by yard requirements: a front yard at least 10 feet deep and at least as deep as an adjacent front yard up to a depth of 20 feet; a 30-foot-deep rear yard; and two side yards that total at least 10 feet and a minimum width of at least two feet each.
  One off-street parking space is required for each dwelling unit. Parking must be located in a driveway along a side lot ribbon if the lot is less than 35 feet wide. If the lot if 35 feet or wider, a garage is permitted within the house, provided the driveway is at least 18 feet deep.


• R4B - Primarily a low-rise row house district limited to one- and two-family residences, R4B districts also permit detached and semi-detached buildings. However, the floor area ratio of 0.9 and building height limit of 24 feet typically produce a two-story, flat-roofed row house.
  To maintain the characteristic row house 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, to a maximum 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 buildings require only one eight-foot side yard and semi-detached buildings require one at least four feet wide. One off-street parking space is required for each dwelling unit, except that parking is waived for single-family houses and curb cuts are prohibited on zoning lots less than 40-feet wide. Front yard parking is prohibited.


• R5 - R5 districts allow a variety of housing types at higher density than permitted in R3-2 and R4 districts. The Floor Area Ratio (FAR) of 1.25 typically produces three-story and four-story attached houses and small apartment houses. With a height limit of 40 feet, R5 districts can provide a transitional between lower and higher density neighborhoods.
  The maximum street wall height of a new construction is 30 feet, with a 15-foot setback and a maximum building height of 40 feet. Front yards of all housing types must be 10 feet deep or, if deeper, a minimum of 18 feet to prevent cars parked on-site from protruding onto the sidewalk.
  Detached houses must have two side yards that total at least 13 feet, with a minimum width of five feet for each one. Semi-detached buildings and the end buildings in a row of attached houses need one eight-foot-wide side yard. The maximum street wall length for a row of attached buildings on a single zoning lot is 185 feet. Off-street parking is required for 85% of the dwelling units in the building.


• R5 Infill - On a block entirely within an R5 district (without a suffix), optional regulations may be used to develop infill housing in predominately built-up areas. Infill regulations may be used if at least 50% of the area of the block is occupied by zoning lots developed with buildings, and the lot does not exceed 1.5 acres. However, infill regulations may not be used to redevelop a lot occupied by a one- or two-family detached or semi-detached house unless the blockfront is predominantly developed with attached or multifamily housing. The criteria for using infill regulations can be found in the definition of predominately built-up areas in Section 12-10 of the Zoning Resolution.
  On sites that qualify for infill regulations, the higher floor area ratios of 1.65 and more relaxed parking requirements permit developments with greater bulk and more dwelling units than are otherwise permitted in R5 districts. Infill regulations typically produce three-story buildings with three dwellings units and two parking spaces - one in a ground-floor garage and the other in the driveway. Infill regulations may also produce small apartment buildings.
  To ensure that infill housing generally conforms to existing neighborhood scale, height and setback regulations for R5 infill are the same as for R5B districts. Front yard must be at least 18 feet deep to prevent cars parked in the front driveway from jutting onto the sidewalk. The maximum street wall length for a building on a single zoning lot is 185 feet. Off-street must be provided for at least two-thirds of the dwelling units.


• R5A - R5A districts permit only one- and two-family detached residences with a maximum floor area ratio of 1.1. Similar to R4A districts, R5A districts are characterized by houses with two stories and an attic beneath a pitched roof, but the higher FAR and the higher perimeter wall permitted in R5A districts 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 which are the same as those in R4A districts: a front yard at least 10 feet deep and at least as deep as an adjacent front yard up to 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, or in the front yard if the lot is wider than 35 feet. One off-street parking space is required for each dwelling unit.


• R5B - Although the R5B district also permits detached and semi-detached buildings, it is primarily a three-story row house district. The traditional characters of R5B districts is reflected in the district's height and setback, front yard and curb cuts regulations.
  The floor area ratio of 1.35 typically produces three-story row houses with a maximum street wall height of 30 feet, above which the building slopes or is set back to a maximum building 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 but no deeper than the other, to a maximum depth of 20 feet.
  Attached row houses 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. Parking is waived for one- and two-family homes and curb cuts are prohibited on zoning lots less than 40 feet wide. Where parking is required, on-site spaces must be provided for two-thirds of the dwelling units. Front yard parking is prohibited.


• R6 - The character of R6 districts can range from row house neighborhoods to large-scale "tower in the park" developments. The standard bulk regulations, or Height Factor Regulations, for R6 districts encourage small apartment buildings on small zoning lots and, on larger lots, tall, narrow buildings that are set back from the street. As an alternative, developers may choose the optional Quality Housing program regulations to build lower, high lot coverage buildings that reflect the traditional neighborhood streetscape.
  • 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 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 ranges from 27.5 to 37.5. A taller building can usually be obtained by providing more open space. For example, 81% of the zoning lot with a 13-story building is required to be open space (2.43 FAR x 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. The building must be set within a sky exposure plane which, in R6 districts, begins at a height of 60 feet above the front lot line and then slopes inward over the zoning lot. Off-street parking is required for 70% of a building's dwelling units, or it can be waived if five or fewer spaces are required.
  • Quality Housing Option
    The optional Quality Housing regulations produce lower buildings with high lot coverage, which typically allow for more apartments than might be achievable under height regulations. Outside the Manhattan Core, the R6 optional regulations for buildings on or within 100 feet of a wide street are the same as those in R6A districts. The FAR is 3.0, and the maximum base height before setback is 60 feet with a maximum building height of 70 feet. On a narrow street (beyond 100 feet of a wide street), the maximum FAR is 2.2; the base height before setback is 45 feet with a maximum building height of 55 feet. Off-street parking, which is not permitted in front of a building, is required for 50% of the dwelling units, less than for height factor buildings. Parking is waived if five or fewer spaces are required.


• R6A - The Quality Housing bulk regulations, which are mandatory in R6A districts, typically produce high lot-coverage six- or seven-story apartment buildings set on or near the street line and are designed to be compatible with existing buildings found in older neighborhoods.
  The floor area ratio in R6A districts is 3.0. Above a maximum base height of 60 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 height of 70 feet. To preserve the traditional streetscape, the street wall of a new building can be no closer to the street line than any building within 150 feet on the same block, up to a depth of 15 feet. The area between a buildings' street wall and the street line must be landscaped. Off-street parking, which is not allowed in front of a building, is required for 50% of a building's dwelling units, or waived if five or fewer spaces are required.


• R6B - R6B districts are often traditional row house districts, designed to preserve the scale and harmonious streetscape of the neighborhoods developed during the 19th century with four-story attached buildings. Many of these houses are set back from the street by stoops or small front yards.
  The floor area ratio is 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; the maximum building height is 50 feet. To maintain the traditional streetscape, curb cuts are prohibited on lots narrower than 40 feet. The front line 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. Off-street parking is not allowed in front of a building and the area between the front wall and the street line must be landscaped. Parking is required for 50% of a building's dwelling units, or waived if five or fewer spaces are required.


• R7-1 & R7-2 - 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.


• R7A - The Quality Housing bulk regulations, which are mandatory in R7A districts, typically produce high lot coverage, seven- and eight-story apartment buildings, blending with existing buildings in many established neighborhoods.
  The floor area ratio in R7A districts is 4.0. Above a base height of 40 to 65 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 80 feet. In order to preserve the traditional streetscape, the street wall of a new building can be no closer to the street line, up to a depth of 15 feet, than any building within 150 feet on the same block. The area between a building's street wall and the street line must be landscaped. Off-street parking is not allowed in front of a building. Parking is required for 50% of dwelling units, 30% if the lot is 10,000 square feet or less, and may be waived if 15 or fewer spaces are required.


• R7B - In R7B districts, the mandatory Quality Housing regulations are similar to those of R6B districts but the higher floor area ratio and height limit generally produce six- to seven-story apartment buildings rather than the row houses typical of R6B districts.
  The FAR is 3.0; the base height of a new building before setback must be between 40 and 60 feet before rising to a maximum building height of 75 feet. To maintain the traditional streetscape, curb cuts are prohibited on lots narrower than 40 feet, and 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 15 feet.
  The area between the front wall and the street line must be landscaped. Parking is required for 50% of dwelling units and is waived if five or fewer spaces are required.


• R7X - R7X districts are governed by Quality Housing regulations but the substantially higher floor area ratio and maximum building height produce taller, bulkier buildings than in R7A and R7B districts. The flexibility of the R7X regulations translates to the nine- to 14-story apartment buildings in the R7X districts.
  The FAR in R7X districts is 5.0. Above a base height of 60 to 85 feet, the building must be 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 125 feet. To maintain the traditional streetscape, the street wall of a new building can be no closer to the street line than any building within 150 feet on the same block, up to a depth of 15 feet. Any area between a building's street wall and the street line must be landscaped.
  Parking is required for 50% of dwelling units, 30% if the lot is 10,000 square feet or less, and is waived if 15 or fewer spaces are required.


• R8 - Apartment buildings in R8 districts can range from mid-rise, eight- to ten-story buildings to much taller, narrower buildings set back from the street on large zoning lots. New buildings in R8 districts may be developed under either height factor regulations or the optional Quality Housing regulations that reflect the traditional neighborhood streetscape.
  • Height Factor Regulations
    The floor area ratio for height factor development in R8 districts ranges from 0.94 to 6.02; the open space ratio ranges from 5.9 to 11.9. A taller building may be obtained by providing more open space. For a 17-story building, 64% of the zoning lot is required to be open space (6.02 FAR and 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. The building must be set within a sky exposure plane which, in R8 districts, begins at a height of 85 feet or nine stories, whichever is less, above the front lot line and then slopes inward over the zoning lot. Parking is required for only 40% of dwelling units since these districts are easily accessed by mass transit. It can be waived if 15 or fewer spaces are required or if the zoning lot is 10,000 square feet or less.
  • Quality Housing Option
    The optional Quality Housing regulations in R8 districts produce lower, high lot coverage buildings set at or near the street line. With floor area ratios 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 is 6.02, and the base height before setback is 60 to 80 feet with a maximum building height of 105 feet. On wide streets outside the Manhattan Core, the FAR can rise to 7.2, and the base height before setback is 60 to 85 feet with a maximum building height of 120 feet. Parking requirements are the same as for height factor buildings: 40% of the dwelling units, or waived if 15 or fewer spaces are required, or if the zoning lot is 10,000 square feet or less.


• R8A - The contextual Quality Housing bulk regulations, which are mandatory in R8A districts typically result in high lot coverage 10- to 12-story apartment buildings, set at or near the street line. The district is mapped in areas characterized by buildings of that scale.
  The floor area ratio in R8A districts is 6.02. Above a base height of 60 to 85 feet, the building must be 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. 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.
  Off-street parking is not allowed in front of a building. Parking is required for 40% of dwelling units, but is waived if 15 or fewer spaces are required or of the zoning lot is 10,000 square feet or less.


• R8B - R8B districts usually present the same unified blocks of "brownstone" row houses as R5B and R6B districts, but the higher floor area ratio of 4.0 creates a taller building. The mandatory Quality Housing regulations encourage new, six-story apartment buildings, with a setback at the top story, to fit in with the rows of 19th century houses.
  The base height of a new building before a setback is 55 to 60 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 on lots narrower than 40 feet, and 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 with at least 50 feet of frontage, 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 15 feet.
  Off-street parking is not allowed in front of a building and any area between the front wall and the street line must be landscaped. Parking is required for 50% of dwelling units, and can be waived if 15 or fewer spaces are required, or if the lot is 10,000 square feet or less.


• R8X - R8X districts are governed by Quality Housing bulk regulations. The higher maximum building height permitted in R8X districts typically produces 14- to 16-story apartment buildings, taller than permitted in R8A districts.
  The floor area ratio 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 its maximum height of 150 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.
  Off-street parking is not allowed in front of a building. Parking is required for 40% of dwelling units, and it can be waived if 15 or fewer spaces are required or if the lot is 10,000 square feet or less.


• R9 - In R9 districts new buildings can be developed under height factor regulations or Quality Housing regulations, as in R6 through R8 districts. The optional Quality Housing regulations in R9 districts are exactly the same as the R9A regulations. Most R9 height factor buildings are developed pursuant to the tower rules, which are applicable only in the city's higher-density areas, including R9 districts and commercial districts with an R9 residential district equivalent (C1-8, C2-7 and C6-3).
  • R9 Height Factor/Tower Regulations
    The floor area ratio for height factor/tower buildings in R9 districts ranges from 0.99 to 7.52 and the open space ratio 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. Buildings that front on a wide street must have a contextual street wall base 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.
    Parking is generally not required for any development in the Manhattan Core or Long Island City. Elsewhere, parking is required for 40% of dwelling units.


• R9A - The mandatory Quality Housing regulations 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 neighborhoods, which are often mapped as commercial districts, C1-8 or C2-7A, which have an R9A residential district equivalent. In these districts, apartments are usually above one or two floors of commercial use.
  The maximum floor area ratio in R9A districts is 7.52, the same as R9 districts. On wide streets, the base height is 60 to 102 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.
  Off-street parking is generally not required for any development in the Manhattan Core or in Long Island City. Elsewhere, parking is required for 40% of dwelling units.


• R9X - R9X districts (and C1-8X, C2-7X and C6-3X districts with an R9X residential district equivalent) are governed by Quality Housing regulations. With a floor area ratio and height limit substantially higher than other R9 districts, R9X regulations produce taller, bulkier 16- to 18- story apartment buildings.
  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.
  Parking is not generally required for any development in the Manhattan Core. Elsewhere, parking is required for 40% of the dwelling units.


• R10 - R10 districts permit the highest residential density in the city. This high density can also be achieved in commercial districts that permit an R10 residential district equivalent.
  Districts that permit R10 density allow a residential FAR of 10.0, which can be increased to 12.0 pursuant to the Inclusionary Housing Program. In R10 and commercial districts with an R10 residential equivalent, height factor regulations do not apply. Developers of residential buildings may choose between Quality Housing regulations (the same as R10A regulations) or tower rules which permit a building to penetrate the sky exposure plane. Depending on the district and location, the tower may be required to have a contextual building base.
  • R10 Tower-on-a-base
    Tower regulations require a tower-on-a-base building form for most residential developments in R10 districts (and in C1-9 and C2-8 districts which permit residential use at R10 density above one or two floors of commercial use). In these districts, a residential building fronting on a wide street must have a contextual base between 60 and 85 feet high which extends continuously along the street line. 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 a maximum of 40%. Its height is controlled by a rule that at least 55% of the floor area ratio on the zoning lot be located below a height of 150 feet.
  • R10 Towers in Primarily Commercial Districts
    In primarily commercial districts (C4-6, C4-7, C5 and C6-4 through C6-9) that permit residential development at R10 density, a tower is not required to have a contextual base. A 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. The tower must also be set back from the street line at least 10 feet on a wide street and 15 feet on a narrow street. In these districts, a floor area bonus can be achieved by providing a public plaza.
  • R10 Parking
    Parking is not generally required in the Manhattan Core, Long Island City and portions of Downtown Brooklyn. Elsewhere, parking is required for 40% of the dwelling units.


• R10A - The Quality Housing regulations that are mandatory in R10A districts typically produce large apartment buildings set on wide streets. Certain commercial districts also allow residential development at densities equivalent to R10A.
  Typical buildings are 22-story apartment buildings with high lot coverage and street walls set at the street line. Towers are not permitted in R10A districts. The floor area ratio is 10.0, which can be increased to 12.0 if lower income housing (Inclusionary Housing) is provided. The maximum base height before setback, which is 150 feet within 100 feet of a wide street and 125 feet of a narrow street, is designed to match the height of many older 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.
  Parking is not generally required within the Manhattan Core. Elsewhere, it is required for 40% of the dwelling units.


• R10X - R10X districts (and C6-4X districts which have an R10X residential district equivalent) permit a tower above a contextual base. The Quality Housing Program is mandatory.
  The floor area ratio of 10.0 may be increased to 12.0 if affordable housing is provided pursuant to the Inclusionary Housing Program, or if a publicly accessible plaza is provided along a narrow street. 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%. No parking is required.

Commercial

Q. What are the different types of Commercial District?

A.

• C1 & C2 (C1-1, C1-2, C1-3, C1-4, C1-5) & (C2-1, C2-2, C2-3, C2-4, C2-5) - C1-1 through C1-5 and C2-1 through C2-5 districts are mapped as commercial overlays within residence districts. They are mapped along streets that serve the local retail needs of the surrounding residential neighborhood, and are found extensively throughout the city's lower- and medium-density areas, and occasionally in higher-density areas.
  Typical retail uses include grocery stores, restaurants and beauty parlors, catering to the immediate neighborhood. C2 districts permit a slightly wider range of uses - such as funeral homes and repair services - than C1 districts. In mixed residential/commercial buildings, commercial uses are limited to one or two floors and must always be located below the residential use.
  When commercial overlays are mapped in R1 through R5 districts, the maximum commercial floor area ratio is 1.0; when mapped in R6 through R10 districts, the maximum commercial FAR is 2.0. Commercial buildings are subject to commercial bulk rules.
  Overlay districts are distinct from other commercial districts in that residential bulk is governed by the residence districts within which the overlay is mapped. All other commercial districts that permit residential use are assigned a specific residential district equivalent. However, when residences are constructed in any commercial district, certain regulations that apply in residence districts are waived, such as front and side yard requirements. Unless otherwise indicated, the depth of overlay districts ranges from 100 to 200 feet.
  Generally, the lower the numerical suffix, the more off-street parking is required. For example, in C1-1 districts, typically mapped in outlying areas of the city, a large food store would require one parking space for every 100 square feet of floor area, whereas no parking would be required in C1-5 districts, which are well served by mass transit.


• Other C1 & C2 (C1-6, C1-7, C1-8, C1-9) & (C2-6, C2-7, C2-8) - 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. As in overlay districts, typical retail uses include grocery stores, drug stores, small dry cleaners, 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 buildings with residential uses, commercial uses are limited to one or two floors and must always be located below the residential use. The maximum commercial floor area ratio 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 or R10A districts apply. Since these districts are usually mapped in areas well served by mass transit, parking is generally not required.


• C3 & C3A - 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. C3 and C3A districts also permit residences and community facilities.
  The commercial floor area ratio 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 only single- and two-family detached residences. In a mixed building, commercial uses may occupy the ground floor only.
  When commercial overlays are mapped in R1 through R5 districts, the maximum commercial floor area ratio is 1.0; when mapped in R6 through R10 districts, the maximum commercial FAR is 2.0. Unless otherwise indicated, the depth of overlay districts ranges from 100 to 200 feet.
  Parking requirements are high, but vary with the use.


• C4 - C4 districts are mapped in regional commercial centers 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 area 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 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 may differ from corresponding non-contextual districts. Some districts have the same commercial and residential floor area ratios but may differ in parking requirements. Floor area may be increased with a public plaza or Inclusionary Housing in districts with an FAR of 10.0.
  C4-1 districts are mapped in outlying areas that require large amounts of parking. C4-2 through C4-5 districts are mapped in more densely built areas. C4-6 and C4-7 districts are mapped in densely built areas in Manhattan.


• C5 - 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, 34th to 59th Streets, and Madison Avenue from 57th to 87th are 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, illuminated signs and other uses not in character with the district are not permitted. Luxury 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, illuminated signs and other uses not in character with the district are not permitted.
  The maximum commercial floor area ratio in C5 districts ranges from 4.0 to 15.0, and the maximum residential FAR is 10.0, exclusive of any applicable bonus. 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 parking requirements because public transportation is easily accessible.


• C6 - C6 districts permit a wide range of high-bulk commercial uses requiring a central location.C6-1 through C6-3 districts allow a commercial floor area ratio of 6.0 and are generally mapped outside of the central business cores.
  C6-4 through C6-9 districts, mapped mostly in major business districts permit a maximum FAR of 10.0 or 15.0, exclusive of an applicable bonus. In these districts, a tower occupied by commercial, residential and/or community facility uses may penetrate the sky exposure plane.
  C6 districts are widely mapped within special districts. C6 districts with a G or M suffix (C6-1G, C6-2G, C6-2M and C6-4M) have special regulations governing conversion of non-residential space to residential use. Some, such as 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.
  Because C6 districts are well served by mass transit, off-street parking is generally not required, except within the C6-3D district.


• C7 - C7 districts are specifically designated for large open amusement parks. In addition to the types of activities commonly found in amusement parks, like 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. Parking requirements are low, but vary with the specific use.


• C8 - C8 districts, bridging commercial and manufacturing uses, provide for automotive and other heavy commercial services that often require large amounts of land. Typical uses are automobile showrooms and repair shops, warehouses, gas stations and car washes – although all commercial uses 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 Groups 11A and 16).
  C8 districts are mapped mainly along traffic arteries where concentrations of automotive uses have developed. The floor area ratio 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.

Manufacturing

Q. What are the different types of Manufacturing District?

A.

• M1 - The M1 district is often a buffer between M2 or M3 districts and adjacent residential or commercial districts. Light industries typically found in M1 areas include woodworking shops, auto storage and repair shops, and wholesale service and storage facilities. In theory, nearly all industrial uses can locate in M1 areas if they meet the more 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.
  In M1-5A and M1-5B districts mapped in SoHo/NoHo, artists may occupy joint living-work quarters as an industrial use in loft buildings. Other than M1 districts paired with residence districts in Special Mixed Use Districts M1-D, M1-5M and M1-6M districts are the only manufacturing districts in which residences are permitted. In M1-D districts, limited new residential uses with a maximum FAR of 1.65 are permitted only by City Planning Commission authorization. In M1-5M and M1-6, space in an industrial building may be converted to dwelling units, provided a specified amount of floor area is preserved for particular industrial and commercial uses. Conversion to dwellings is also allowed, with restrictions, in the Special Tribeca Mixed use District.
  Floor area ratios in M1 districts range from 1.0 to 10.0 and building height and setbacks are controlled by sky exposure planes which may be penetrated by towers in certain districts. Although new industrial buildings are usually low-rise structures that fit within sky exposure planes, 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, 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 (Section 44-21 of the Zoning Resolution). For example, a warehouse in the 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 requires in Long Island City or M1-4, M1-5 and M1-6 districts. Requirements for loading berths of specified dimensions differ according to district, size and type of use.


• M2 - M2 districts occupy the middle ground between light and heavy industrial areas. The four M-2 districts, with different floor area ratios and parking requirements, are mapped mainly in the city's older industrial areas along the waterfront.
  Required performance standards in all M2 districts are lower than in M1 districts. Except when M2 uses border on a residential district, more 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. Loading berth requirements differ according to district, type of use and size of establishment.


• M3 - M3 districts are designated for 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.
  The two M3 districts (M3-1 and M3-2), both with a maximum floor area ratio 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 parking requirements of Section 44-21 of the Zoning Resolution, while M3-2 districts and M3-1 districts, found only in Manhattan, are exempt.