Tribeca

R10

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**.

Parking

Parking is generally not required in the **Manhattan Core** or in Long Island City. Elsewhere, parking is required for at least 40% of the dwelling units.

R10 Tower in Commercial Districts

<table>
  <thead>
    <tr>
      <th>R10<br>equivalent districts</th>
      <th>Districts</th>
      <th>FAR</th>
      <th>Tower Lot Coverage<br>(max)</th>
      <th>Required Parking<br>(min)</th>
    </tr>
  </thead>
  <tbody>
    <tr>
      <td></td>
      <td>C4-6 C4-7 C5<br>C6-4 through C6-9</td>
      <td>10.0<sup>1</sup></td>
      <td>40%<sup>2</sup></td>
      <td>40%<sup>3</sup></td>
    </tr>
  </tbody>
</table>

1 12 FAR with Inclusionary Housing or plaza bonus

2 Up to 50% on zoning lots less than 20,000 square feet

3 Waived in Manhattan Core except for the Special Hudson Yards District

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

R8

Apartment houses in R8 districts can range from mid-rise, eight- to 10-story buildings to much taller, narrower buildings set back from the street on large zoning lots. It is the highest density residential district in the Bronx, mapped in the vicinity of the Grand Concourse. R8 districts are also widely mapped in Manhattan neighborhoods, such as Washington Heights. New buildings in R8 districts may be developed under either **height factor** regulations or the optional **Quality Housing** regulations that reflect the traditional neighborhood streetscape.

Height Factor Regulations

The floor area ratio (FAR) for height factor development in R8 districts ranges from 0.94 to 6.02; the open space ratio (OSR) ranges from 5.9 to 11.9. A taller building may be obtained by providing more open space. In the diagram, for example, 64% of the **zoning lot** with the 17-story building is required to be open space (6.02 FAR × 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 dwell-
ing units since these districts are easily
accessed by mass transit. It is waived if
15 or fewer parking spaces are required
or if the zoning lot is 10,000 square feet
or less.

Cadman Plaza

<table>
  <caption>R8 Height Factor Regulations</caption>
  <thead>
    <tr>
      <th scope="col">R8</th>
      <th scope="col">FAR<br>(range)</th>
      <th scope="col">OSR<br>(range)</th>
      <th scope="col">Building Height</th>
      <th scope="col">Required Parking<sup>1</sup><br>(min)</th>
    </tr>
  </thead>
  <tbody>
    <tr>
      <td></td>
      <td>0.94-6.02</td>
      <td>5.9-11.9</td>
      <td>Governed by sky exposure planes</td>
      <td>40%</td>
    </tr>
  </tbody>
</table>

¹ 20% if zoning lot is between 10,001 and 15,000 square feet; waived if zoning lot is 10,000 square feet or less, or if 15 or fewer spaces required

Fieldston

R1-1

R1-2

R1-1 & R1-2

R1 districts are leafy, low-density neighborhoods of large, single-family detached homes. Resembling many suburbs, these districts are mapped in a few areas of the city, such as Douglaston in Queens, Riverdale and Fieldston in the Bronx and Midwood in Brooklyn.

Although new homes in R1-1 districts must be on larger and wider lots than homes in R1-2 districts, yard requirements and the same high **open space ratio (OSR)** preserve the open space that characterizes both districts. The **floor area ratio (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.

Jamaica Estates

Single-Family Detached Residences

<table><thead><tr><th rowspan="2"></th><th rowspan="2">Lot Width (min)</th><th rowspan="2">Lot Area (min)</th><th rowspan="2">FAR (max)</th><th rowspan="2">OSR (min)</th><th rowspan="2">Front Yard (min)</th><th rowspan="2">Rear Yard (min)</th><th colspan="3">Side Yards (min)</th><th rowspan="2">Building Height (max)</th><th rowspan="2">Required Parking (min)</th></tr><tr><th>#</th><th>Total</th><th>Each</th></tr></thead><tbody><tr><th>R1-1<sup>1</sup></th><td>100 ft</td><td>9,500 sf</td><td>0.5</td><td>150.0</td><td>20 ft</td><td>30 ft</td><td>2</td><td>35 ft</td><td>15 ft</td><td>na<sup>2</sup></td><td>1 per dwelling unit</td></tr><tr><th>R1-2<sup>1</sup></th><td>60 ft</td><td>5,700 sf</td><td>0.5</td><td>150.0</td><td>20 ft</td><td>30 ft</td><td>2</td><td>20 ft</td><td>8 ft</td><td>na<sup>2</sup></td><td>1 per dwelling unit</td></tr></tbody></table>

¹ Regulations may differ in Lower Density Growth Management Areas

² Height controlled by sky exposure plane, a sloping line that begins at a height of 25 feet