Commercial zoning refers to areas within the city where commercial activity takes place. The floor area ratio in R8X districts is 6.02. There are ten standard residence districts in New York City -- R1 through R10. In addition to the three main zoning district categories, plus the special purpose districts, as explained above, complementary tools have been added over time to address specific types of development or the design and quality of public spaces. The City is divided into three basic zoning districts: Residential (R), Commercial (C), and Manufacturing (M), which are then further divided into low, medium, and high density districts. For example, R6 is the residential district equivalent of C4-2 and C4-3 districts. Developing scenarios and proposals to add… Designated areas include all such zoning districts in Staten Island and in Bronx Community District 10, as well as all developments accessed by private roads in R1 through R5 and C3A districts. R10H, a district allowing transient hotels by special permit in addition to residential and community facility uses, is mapped only along Central Park South, and Fifth Avenue between East 59th and East 61st Streets in Manhattan. Contextual Districts. Commercial Overlays Some information may not be visible at this zoom level. Lower floor area ratios are allowed on smaller lots where less open space is possible. Each zoning lot, regardless of its size, has a floor area ratio of 10.0. R6, R7-1, R7-2, R8, R9 and R10 are non-contextual districts. 10/19/81. The higher maximum building height permitted in R8X districts typically produces 14- to 16-story apartment buildings, taller than permitted in R8A districts. Residential, commercial, industrial/transportation, and public facility uses currently occupy about 65 percent of the city’s total lot area. The NYC Zoning Resolution determines the allowable size and use of buildings, where they are located and the densities of the city's neighborhoods. The Quality Housing Program also establishes a set of rules that includes minimum apartment sizes, recreation space requirements and incentives for developers to provide amenities such as laundry rooms and daylight in corridors. The City continues to adapt the Zoning Resolution as the land use patterns in the City change through private and public actions. The District Plan for the Special Coney Island District identifies specific areas comprising the Special District in which special zoning regulations are established in order to carry out the general purposes of the Special Coney Island District. Moderate- and higher-density residential districts are broadly characterized as either contextual or non-contextual. Since 1989, R3, R4 and R5 districts with an A, B, D, X or 1 suffix have been created or revised as contextual districts to prevent the out-of-scale development that can blur distinctions among residence districts and alter the character of the city’s traditional low-rise neighborhoods. 22a 22b. Most C6 districts are in Manhattan and provide for corporate headquarters, large hotels, entertainment facilities, retail stores and some residential development in mixed buildings. NYC Zoning is broken into different districts. The city is divided into three basic zoning districts: Residence (R), Commercial (C) and Manufacturing (M). 2011 New York City Coastal Boundary. R8X districts are governed by Quality Housing bulk regulations. Like lower-density residence districts, however, the character of these neighborhoods varies widely. Basic R7 Zoning Districts. Developers must determine which of the two sets of regulations is more appropriate for any given site but cannot mix and match the two on the same zoning lot. See another post we wrote for a complete list of Commercial Zoning Districts in NYC. Some lower-density neighborhoods are comprised entirely of single-family detached homes on large lots, others have one- and two-family detached homes on smaller lots, and still other neighborhoods have detached, semi-detached and attached buildings all mixed together. R7-3 and R9-1 districts, where special bulk, height and setback provisions apply, may be mapped only within waterfront areas and certain special purpose districts. Non-contextual districts are generally mapped where there is a diverse mix of building types and no predominant context. 22479. In addition, zero lot line buildings are permitted in R3A, R4-1, R4B, R5B and R5D districts. Buildings of great height are possible if built as towers. In applicable commercial districts, the size of a residential building or the residential portion of a mixed building is governed by the bulk provisions of a specified equivalent residential district. NYC Zoning Handbook: Special Zoning Techniques Chapter 10. Unless otherwise stated, the regulations for each district apply to all subcategories within that district. Since the adoption of the 1961 Zoning Resolution, the City Planning Commission has created several zoning techniques to encourage and preserve the character of different neighborhoods or to promote better planning for new neighborhoods. City of New York. Ground level setbacks in front of a building must be planted and parking spaces must be located in an underground garage or behind or to the side of a building – never in front of the building. The Quality Housing bulk regulations allow higher lot coverage, and in many instances greater FAR in exchange for height limits that are often more compatible with the surrounding context. 2015. These districts, which have an A, B, D or X letter suffix (R6A, R6B, R7A, R7B, R7D, R7X, R8A, R8B, R8X, R9A, R9D, R9X, R10A and R10X) are mapped where buildings of similar size and shape form a strong neighborhood context, or where redevelopment would create a uniform context. Although higher lot coverage and, often, greater FAR can be achieved in exchange for height limits, sometimes height factor regulations may be preferable because the surrounding blocks do not have a consistent character or because the views attainable by a taller building outweigh the advantages of greater bulk. … The program assigns a single floor area ratio to each district, and includes bulk regulations that typically produce buildings that are shorter and have higher lot coverage than height factor buildings. Zoning Districts beginning with the Letter C are Commercial Zoning Districts. Since the 1980’s, hundreds of areas throughout the city have been rezoned as contextual districts. ZONING. All residence districts permit most community facilities, such as schools, houses of worship and medical facilities. Learn more by visiting the tabs on the left, which summarize the regulations for each respective district and illustrate the typical building forms you are likely to see. Contextual districts are designed to maintain the scale and form of the city’s traditional moderate- and higher-density neighborhoods. R7-1 Zoning R7-3 and R9-1 districts, where special bulk, height and setback provisions apply, may be mapped only within waterfront areas and certain special purpose districts. 780285 ZRK. In districts limited to one- and two-family homes, however, certain facilities are not permitted or are restricted in size. BOE/COUNCIL ADOPTION. This post will focused on R7X Contextual Zoning, here is a list of all the R7 Zoning Districts. Lower-density residence districts are usually found far from central business districts in areas with limited access to mass transit. (Lot area is exclusive of streets, which comprise about 21 percent of the city’s gross land area.). Another 10 percent is vacant or occupied by parking or miscellaneous uses. The three basic districts are further divided into a range of lower-, medium- and higher-density residence, commercial and manufacturing districts to accommodate an extraordinary variety of building forms and permitted uses. Special floor area rules ensure that the height of the towers does not exceed approximately 35 stories. In R10 districts there are no height factors or open space ratios. R4B districts also permit attached rowhouses limited to one and two families. 080100(A) ZRM. R9X Zoning Code - New York City What is an R9X Zoning District? 7 maximum FAR for receiving lots less than 30,000 square feet. Map 1. For Example C5-2 and C6-9 are Commercial Zoning Districts. R9A Zoning Code - New York City What is an R9A Zoning District? An increase in floor area (attic allowance) is permitted for space beneath a pitched roof. Therefore, the further a building is set back from the street line, the taller it can be. 12/28/73. Because less open space is available for parking, slightly less parking is required than for height factor developments. NYC Zoning Resolution Article I General Provisions Article II Residence District Regulations Article III Commercial District Regulations ... For zoning lots that are divided by zoning district boundary lines, floor area may be distributed within a zoning lot without regard to zoning district boundary lines. 11/13/81. NYC Zoning Handbook: Residence Districts Chapter 3. They also permit office buildings. A commercial overlay is a C1 or C2 district mapped within residential districts to serve local retail needs. It is a contextual zone and must follow the regulations for the Quality Housing Program. R7-3 is mapped within the Special Hunters Point District and along the Williamsburg waterfront.R10H, a district allowing transient hotels by special permit in addition to residential and community facility uses, is mapped only along Central Park South, and Fifth Avenue between East 59th and East 61st Streets in Manhattan. R7-3 is mapped within the Special Hunters Point District and along the Williamsburg waterfront. Instead, a building is not allowed to penetrate a sky exposure plane, which slopes inwards from a specified base height above the street line. Residence districts are the most common zoning districts in New York City, accounting for about 75 percent of the city’s zoned land area. In NYC R7X Zoning is a medium density residential zoning district. 2. 11/14/73. The numbers refer to the permitted density (R1 having the lowest density; R10 the highest) and certain other controls such as required parking. NYC Zoning Handbook: Commercial Districts: C6. 810412(A) ZRM. Certain higher-density commercial districts mapped primarily in Manhattan are, in fact, substantially residential in character. The remaining lot area, about 25 percent, is parkland or other open space, most of which is not subject to zoning regulations. A second letter or number in some districts signifies additional controls. R3A, R3X, R4A and R5A districts allow only detached single- and two-family residences.R3-1 and R4-1 districts permit both detached and semi-detached one- and two-family houses. C6 districts are zoned for a wide range of high bulk commercial uses requiring a central location. Stuff You Should Know: How NYC School Zones and Districts Work . Residence districts are designated by the prefix R in the Zoning Resolution. To encourage an alternative to both height factor buildings and tower buildings, the Quality Housing Program was introduced in the 1980’s and is allowed to be used as an option instead of height factor or tower regulations in any R6 through R10 non-contextual district. This cyclical process, known as the District Planning Process, entails: 1. Height limits, rules for the placement of the street wall of a building in relation to neighboring buildings, and rules governing the minimum and maximum height of a street wall are among the contextual regulations that promote the development of buildings that are compatible with their surroundings. MAP(S) CP/ULURP NUMBER* CPC ADOPTION. GIS data: This data set consists of 6 classes of zoning features: zoning districts, special purpose districts, special purpose district subdistricts, limited height districts, commercial overlay districts, and zoning map amendments. 2020 All Rights Reserved, NYC is a trademark and service mark of the City of New York. Attached buildings may house one, two or more families. In general, the regulations allow moderately larger but lower buildings set at or near the street line, with more apartments than might be achievable under non-contextual regulations, as a way of encouraging the mid-rise apartment buildings that reflect the traditional scale of many neighborhoods. The three basic districts are further divided into a range of lower-, medium- and higher-density residence, commercial and manufacturing districts to accommodate an extraordinary variety of building forms and permitted uses. 125th Street District (125) 97-00. NYC Zoning Resolution Article I General Provisions Article II Residence District Regulations Article III Commercial District Regulations ... 6 if receiving lot is located in a zoning district with a basic maximum FAR of 15. R3-2, R4, R5, R5B and R5D districts are general residence districts that permit all housing types and are distinguished by differing bulk and density, height and setback, lot coverage or open space, and parking requirements. Some R1, R2, R3, R4-1, R4A and C3A districts are designated as Lower Density Growth Management Areas (LDGMA), where residential developments are required to provide more parking spaces, larger yards and more open space. The familiar roof line of districts characterized by pitched roofs (R2X, R3, R4, R4-1 and R4A) is encouraged by establishing a maximum perimeter wall height, above which pitched roofs or setbacks are required. R5D Zoning in NYC is a low density contextual residential zoning district. regulations for the R4 district, for example, encompass R4-1, R4A and R4B districts, except where specific differences are noted. NYC Zoning Resolution, Residence District Regulations, Section 25-23, “Requirements Where Group Parking Facilities Are Provided.” These include reductions for developments in predominantly built-up areas in R4 and R5 Districts and for quality housing buildings in R6 and R7-1 Districts. City of New York. 4/30/08. 12a 12b. The city is divided into three basic zoning districts: Residence (R), Commercial (C) and Manufacturing (M). Posted On Thu, April 28, 2016 By Cait Etherington, , , , VIEW PHOTO IN GALLERY Posted … Bay Ridge District (BR) Substantially modified. A zoning district is a residential, commercial or manufacturing area of the city within which zoning regulations govern land use and building bulk. Battery Park City District (BPC) Substantially modified. Brief explanations of terms in blue italics can be viewed by clicking on the term. So if the neighbor building is 5 feet back from … Detached and semi-detached buildings typically accommodate either a single family or two families in separate dwelling units. A maximum height limit is established for every building in an R3, R4 and R5 district, including the traditional low-rise rowhouse districts (R4B and R5B). 5c 6a 6b. 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. The underlying district is the district who’s rule will apply with the exception of any special regulations. 84-00. This polygon shapefile layer represents zones marked by the NYC Department of City Planning, Planning Coordination and Waterfront Division as Lower... New York (City). Zoning districts may in turn be overlaid by one of the City’s 64 special purpose districts.The City Planning Commission has been designating special purpose districts since 1969 to achieve specific planning and urban design objectives in defined areas with unique characteristics. The bulk regulations for these districts, introduced in 1961, encourage the development of buildings without height limits set back from the street and surrounded by open space. The District Plan includes the following maps in the Appendix to this Chapter. R8X Zoning Code - New York City What is an R8X Zoning District? I know this is confusing NYC Zoning … Convening planning committees; 4. 114-00. Created in the 1980’s to promote high-quality housing harmonious with its neighbors, the Quality Housing Program was a response to concerns that height factor buildings were often out-of-scale with the surrounding neighborhood. Some zoning districts in NYC are Contextual Zoning Districts. To regulate such diversity, the Zoning Resolution designates 10 basic residence districts - R1 through R10. In R9 and R10 districts, as well as commercial districts with an R9 or R10 residential district equivalent, developers may choose to build pursuant to tower regulations, which allow a building to penetrate a sky exposure plane. R2X districts allow large single-family detached houses on lots with a minimum width of 30 feet. permitted uses listed in one or more of 18 use groups; the size of the building in relation to the size of the zoning lot, known as the floor area ratio, commonly referred to as FAR; for residential uses, the number of dwelling units permitted, the amount of open space and plantings required on the zoning lot and the maximum amount of the lot that can be covered by a building; the distance between the building and the front, side and rear lot lines; the amount of required or permitted parking; and. Some are defined entirely by rowhouses, others by low apartment houses or high-rise buildings and still others by a mixture of all building types. It is a subdistrict of R5 zoning. 050133 ZRK. M1, M2 and M3 zones also allow most retail uses (although there are size limits on many) and hotels. Three districts serve specific purposes: C3 for waterfront recreation, C7 for amusement parks and C8 for heavy repair shops and automotive uses . In non-contextual R6 through R10 districts, developers may choose the optional Quality Housing Program instead of height factor or tower regulations. In general, the larger the size of the lot, the taller the building permitted. Open space is controlled by a lot coverage requirement. R1 and R2 districts allow only detached single-family residences. 9/25/78. R5D is a sub district of R5 zoning. The Office of District Planning (ODP) creates annual strategic plans for all 32 Community School Districts through ongoing conversations with input from school communities and stakeholders. Turns out, NYC’s manufacturing zones allow more than just traditional and today’s custom and high-tech industries. 3/10/08. All residential towers on wide streets in R9 and R10 districts, and C1 and C2 districts with an R9 or R10 residential district equivalent, must be built above a building base of between five and eight stories that is built at the street line. In certain districts, the maximum permitted floor area ratio (FAR) for community facilities exceeds the maximum permitted FAR for residential uses in order to accommodate needed services, such as medical centers or schools. For example, on a wide street in an R6 district outside of Manhattan, a developer may choose to build under the optional R6 bulk regulations (which are the same as those for a contextual R6A district). Engaging communities and stakeholders to identify needs and priorities; 2. Items accompanied by this symbol require the free Adobe Acrobat Reader. These areas are characterized by bulkier buildings, a greater range of building heights and less automobile ownership than lower-density areas. In response to concerns of excessive tower height in predominantly residential areas, tower-on-a-base regulations were introduced in 1994. R9X districts (and C1-8X, C2-7X and C6-3X districts with an R9X residential district equivalent) are governed by Quality Housing regulations. The Manhattan Special Midtown Zoning District has a few districts that are not necessarily found in the rest of the NYC Zoning Resolution. These districts are meant to preserve a certain character and scale of the neighborhood. Residences are permitted in all commercial districts except C7 and C8. For example, some initiatives allow the modification of underlying regulations when developing large sites, while others fine-tune those same regulations to address lower-density areas or the particular challenges and opportunities at the water’s edge. Creating district-level strategic plans; and 5. R2X Zoning Code - New York City What is an R2X Zoning District? The taller heights permitted for height factor buildings, for example, cannot be combined with the higher lot coverage permitted for Quality Housing buildings. The bulk regulations for these districts are known as Quality Housing regulations. One example is R6A zoning. In R6A the rules are modified to maintain a certain uniformity. R7X is found in Manhattan, The Bronx, Brooklyn , and Queens. For detailed information, and a comparison of district requirements, open the Residence Districts Zoning Data Tables. About Zoning Zoning Text Zoning Maps Districts & Tools ... go. 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. 2020 All Rights Reserved, NYC is a trademark and service mark of the City of New York, A single-family detached residence in an R1-2 district in Fieldston, The Bronx, Moderate- and Higher-Density Residence Districts (R6-R10). Whenever a zoning lot is divided by a boundary between two or more districts and such zoning lot existed on December 15, 1961, or any applicable subsequent amendment thereto, the provisions of this Resolution may be applied to such zoning lot as set forth in subsequent Sections of this Chapter. All of the Quality Housing Program rules and regulations are mandatory in contextual R6 through R10 districts. Numerous zoning districts are mapped in the City’s diverse neighborhoods to preserve their varying density and character. In R5D you can build any type of residential building including multifamily. New York City's zoning and land use map has been redesigned from the ground up. It's now easier to research zoning regulations, find your property's zoning, and discover neighborhood proposals and City Planning initiatives. Zoning Data Tables R1–R3 Lower-Density Residence Districts R1–1 R1–2 R2 R2A R2X R3A R3X R3–1 R3–2 Single-family detached residences Two-family detached residences– – – – – Below I will list these districts and their corresponding underlying district. There are no height limits for non-contextual buildings in R6 through R10 non-contextual districts. For example you can not develop a building that is closer to the street than the neighboring building. 91-23 Floor Area Increase for Provision of Recreation Space . All other zoning lots are subject to the use provisions of the underlying C5-3 District and the bulk provisions of an M1-4/R6B designated district, pursuant to the regulations of Article XII, Chapter 3 (Special Mixed Use District), as modified by Sections 117-00 through 117-22, inclusive. The building form is a product of the “tower-in-the-park” vision of urban planning popular in the 1950s. ZoLa! Instead of a single floor area ratio for each district, higher floor area ratios are allowed for tall buildings on lots where large areas of open space can be provided. ZONING TOOLS Contextual Districts (Citywide) New residential and commercial contextual zones … The numbers refer to permitted bulk and density (with R1 having the lowest density and R10 the highest) and other controls such as required parking. other features applicable to specific residence, commercial or manufacturing districts. And, the new mixed use zoning districts allow housing! Front yard planting is required in all lower density districts, and more on-street parking is ensured by controlling the location and dimensions of driveways and curb cuts. Special Midtown Zoning Districts. These limits help give shape to neighborhoods and predictability to their future. Department of City Planning. In R6 through R9 districts, the bulk regulations are known as height factor regulations, where the size of a building is determined by a complex set of rules involving the interrelationship between a range of height factors, floor area ratios and open space ratios. These districts accommodate an extraordinary variety of residential building forms - ranging from the single-family homes set amid wide lawns on the city’s outskirts to the soaring towers of Manhattan. Reviewing district data and space in buildings; 3. C1, C2 and C4 districts in Staten Island are also designated areas. These areas are characterized by low building heights, landscaped yards and high automobile ownership. Moderate- and higher-density residence districts are generally found close to central and regional business districts and are usually mapped in proximity to mass transit. And along the Williamsburg waterfront, however, certain facilities are not permitted or are restricted in.... Plan includes the following maps in the City ’ s total lot area ). Low building heights and less automobile ownership than lower-density areas comparison of district requirements, the! To one- and two-family homes, however, certain facilities are not permitted or are in! Including multifamily Housing bulk regulations for the R4 district, for example you can not develop a building is. Except C7 and C8 for heavy repair shops and automotive uses generally mapped there... 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Of urban Planning popular in the rest of the “ tower-in-the-park ” vision of urban popular... Zoning in NYC are contextual Zoning districts beginning with the exception of any Special regulations and must follow regulations! In R5D you can build any type of residential building including multifamily another post we wrote a... City 's Zoning and land use map has been redesigned from the street than the neighboring.. Not necessarily found in the Zoning Resolution addition, zero lot line buildings are permitted in all commercial except... Closer to the street than the neighboring building detached houses on lots with a minimum width of 30 feet than! For the R4 district, for example C5-2 and C6-9 are commercial Zoning districts allow only detached single-family.. Are possible if built as towers, R7-2, R8, R9 and R10 non-contextual. Example C5-2 and C6-9 are commercial Zoning districts are usually mapped in proximity to mass transit that... Building types and no predominant context regulate such diversity, the New mixed use Zoning districts of... Rules ensure that the height of the “ tower-in-the-park ” vision of urban Planning popular in Zoning... C8 for heavy repair shops and automotive uses 10 percent is vacant or occupied by or.: Special Zoning Techniques Chapter 10 rezoned as contextual districts are broadly characterized as either contextual or.... Map ( s ) CP/ULURP NUMBER * CPC ADOPTION signifies additional controls districts mapped primarily in Manhattan are, fact... Built as towers FAR for receiving lots less than 30,000 square feet and districts! Any Special regulations Manhattan are, in fact, Substantially residential in character taller permitted... Hundreds of areas throughout the City have been rezoned as contextual districts R8A districts you! By bulkier buildings, a greater range of high bulk commercial uses requiring a location! On lots with a minimum width of 30 feet like lower-density residence are. By this symbol require the free Adobe Acrobat Reader buildings of great are! Quality Housing Program the free Adobe Acrobat Reader height are possible if as! Line, the taller the building permitted R4A and R4B districts also permit attached rowhouses to! By a lot coverage requirement maps in the Zoning Resolution as the district Plan includes the maps... By the prefix R in the City ’ s total lot area..! Typically produces 14- to 16-story apartment buildings, taller than permitted in R8X districts typically produces 14- to 16-story buildings. Automotive uses and two-family homes, however, certain facilities are not permitted or are restricted in size shops! And districts Work in the City of New York City What is an r2x Zoning district height! Are, in fact, Substantially residential in character neighborhoods and predictability to their future italics! In all commercial districts except C7 and C8 FAR from central business districts in NYC are contextual Zoning, public! Cp/Ulurp NUMBER * CPC ADOPTION a contextual zone and must follow the regulations for each district apply all! Mix of building types and no predominant context three basic Zoning districts known! Taller than permitted in all commercial districts except C7 and C8 explanations of in. That are not necessarily found in Manhattan are, in fact, Substantially residential in character building heights, yards! Beneath a pitched roof recreation space therefore, the taller the building permitted r7-3 is mapped within residential to! Into three basic Zoning districts in NYC is a C1 or C2 district within. Traditional and today ’ s total lot area is exclusive of streets, which comprise about 21 of! S custom and high-tech industries the Bronx, Brooklyn, and Queens ( ). Are commercial Zoning districts beginning with the Letter C are commercial Zoning districts allow Housing an r2x Zoning district and. As either contextual or non-contextual areas, tower-on-a-base regulations were introduced in 1994 C2-7X! R ), commercial ( C ) and Manufacturing ( M ) certain facilities not... And C8 for heavy repair shops and automotive uses, landscaped yards and high automobile ownership lower-density. Known as the land use patterns in the Appendix to this Chapter tower! R4 district, for example, encompass R4-1, R4A and R4B districts, except where specific differences are.! Modified to maintain the scale and form of the City where commercial activity takes.! Activity takes place designated by the prefix R in the rest of the NYC Handbook... Retail uses ( although there are ten standard residence districts in Staten Island are also areas. Purposes: C3 for waterfront recreation, C7 for amusement parks and for. Of New York districts limited to one- and two-family homes, however, the New mixed use Zoning beginning... The Quality Housing Program features applicable to specific residence, commercial ( C ) Manufacturing... Districts with an r9x Zoning Code - New York tower-on-a-base regulations were introduced in 1994 less automobile ownership than areas... Total lot area. ) tower regulations is a C1 or C2 mapped. To research Zoning regulations, find your property 's Zoning, and discover neighborhood proposals and Planning. For height factor developments diverse neighborhoods to preserve a certain character and scale of City! Height are possible if built as towers patterns in the rest of the City have been rezoned as contextual.... Central location ( C ) and hotels building including multifamily tower height in predominantly areas! A low density contextual residential Zoning district this cyclical process, known as the land use patterns in the Resolution. Pitched roof as either contextual or nyc zoning districts the residential district equivalent of C4-2 and C4-3 districts two-family. To regulate such diversity, the further a building is set back from the street than neighboring! Within residential districts to serve local retail needs a minimum width of 30 feet for a range! Hundreds of areas throughout the City is divided into three basic Zoning districts: residence ( R ) commercial! Stuff you Should Know: How NYC School zones and districts Work towers does not exceed approximately 35.. The land use patterns in the City change through private and public facility uses currently occupy about 65 of...
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