R6

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 row house neighborhoods such as Carroll Gardens in Brooklyn to large-scale "tower in the park" developments such as Co-op City in the Bronx. 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 (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. A taller building can usually be obtained by providing more open space. In the diagram, for example, 81% of the zoning lot with the 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.

Ravenswood

Homecrest

R6 Height Factor Regulations

<table>
   <thead>
    <tr>
     <td>
      R6
     </td>
     <td>
      FAR (range)
     </td>
     <td>
      OSR (range)
     </td>
     <td>
      Building Height
     </td>
     <td>
      Required Parking¹ (min)
     </td>
    </tr>
   </thead>
   <tbody>
    <tr>
     <td>
     </td>
     <td>
      0.78-2.43
     </td>
     <td>
      27.5-37.5
     </td>
     <td>
      Governed by sky exposure planes
     </td>
     <td>
      70%
     </td>
    </tr>
   </tbody>
  </table>

1 50% if zoning lot is 10,000 square feet or less; waived if 5 or fewer spaces required

R6

R6 districts are appropriate for medium density housing. Typical R6 development, usually between six and 12 stories, is common in built-up areas of all boroughs except Richmond. FAR in R6 districts ranges from 2.0 to 2.4. The higher ratio is granted for new buildings that provide more open space. Density - up to 100 units per acre - is double that of R5. R6 is the highest density district found in Staten Island and the lowest in Manhattan (mapped in Greenwich Village). Typical R6 areas include Ridgewood in Queens, Parkchester in the Bronx, and Bedford-Stuyvesant in Brooklyn. Parking must be provided for 70 percent of the dwelling units.

Schematic illustration (6-story building)

Basic
data

Schematic illustration (11-story building)

General Residence District

Maximum FAR: 2.00 to 2.43

Minimum OSR: 30 to 33.5

Lot Area per Room: 105 to 99 square feet

Rooms per Acre: 415 to 440

Typical Buildings:

(A) 6 stories at 36% coverage

(FAR 2.14)

(B) 11 stories at 22% coverage

(FAR 2.40)

Parking Spaces Required:

One per Dwelling Unit, or 70% of
Dwelling Units if grouped