Residence Districts: Bulk Regulations For Residential Buildings

<table><thead><tr><th rowspan="2">District</th><th rowspan="2">Maximum<br>Floor Area<br>Ratio¹</th><th rowspan="2">Minimum<br>Required<br>Open Space<br>Ratio³</th><th colspan="2">Minimum Required<br>Lot Area⁴<br>(in sq. ft.)</th><th rowspan="2">Minimum<br>Required<br>Floor Area<br>(in sq. ft.)<br>Per<br>Room</th><th colspan="2">Corresponding Dwelling Units<br>or Rooms per Acre</th></tr><tr><th>Per<br>Dwelling<br>Unit</th><th>Per<br>Room</th><th>Dwelling<br>Units⁶</th><th>Rooms</th></tr></thead><tbody><tr><td>R1-1</td><td>0.50</td><td>150.0</td><td>9,500</td><td></td><td></td><td>4</td><td></td></tr><tr><td>R1-2</td><td>0.50</td><td>150.0</td><td>5,700</td><td></td><td></td><td>7</td><td></td></tr><tr><td>R2</td><td>0.50</td><td>150.0</td><td>3,800</td><td></td><td></td><td>11</td><td></td></tr><tr><td>R3</td><td>0.50</td><td>150.0</td><td></td><td>375</td><td></td><td>(25)</td><td>116</td></tr><tr><td>R4</td><td>0.75</td><td>80.0</td><td></td><td></td><td>205</td><td>(35)</td><td>158</td></tr><tr><td>R5</td><td>1.25</td><td>40.0</td><td></td><td></td><td>215</td><td>(56)</td><td>252</td></tr><tr><td>R6</td><td>2.00 to 2.43</td><td>30.0 to 33.5</td><td></td><td>106 to 96</td><td></td><td>(90 to 100)</td><td>415 to 440</td></tr><tr><td>R7</td><td>2.88 to 3.44</td><td>18.0 to 22.0</td><td></td><td>81 to 72</td><td></td><td>(120 to 134)</td><td>538 to 573</td></tr><tr><td>R8</td><td>4.88 to 6.02</td><td>8.0 to 10.7</td><td></td><td>53 to 44</td><td></td><td>(186 to 220)</td><td>822 to 968</td></tr><tr><td>R9</td><td>6.54 to 7.52</td><td>4.2 to 6.2</td><td></td><td>42 to 39</td><td></td><td>(228 to 248)</td><td>1,037 to 1,062</td></tr><tr><td>R10</td><td>10.00²</td><td>None</td><td></td><td>30³</td><td></td><td>322</td><td>1,452³</td></tr></tbody></table>

¹ When a range of floor area ratios is shown, the lower is for lowest building typical of the district, and the higher is the maximum achievable in the district for taller buildings.

² The floor area ratio shown is exclusive of the bonuses for plazas, arcades, etc. which can increase FAR by 20 percent.

³ When a range of open space ratios is shown, the lower is the minimum required at the lower floor area ratio shown, and the higher is the minimum required at the higher floor area shown.

⁴ When a range of required lot areas per room, or rooms per acre, is shown, the first number is the density permitted at the lowest open space ratio shown, and the second is the maximum density permitted in the district.

⁵ The lot area requirement and number of rooms per acre shown are exclusive of the bonus for plazas, or arcades, which can reduce the lot area requirements up to 17 percent and increase the possible rooms per acre up to 20 percent in this district.

⁶ Dwelling units shown for R3 to R10 Districts are computed by assuming 4.5 rooms per dwelling unit.

R4

R4 districts are similar to R3-2 zones, permitting the same variety of housing, but with a 50 percent increase in building bulk. R4 districts are widely mapped in all boroughs except Manhattan. The areas zoned R4 are not generally served directly by mass transit. Typical R4 districts are College Point in Queens, Throgs Neck in the Bronx, and Canarsie in Brooklyn. Depending on housing type, density can reach approximately 35 dwelling units per acre.* One parking space is required for each dwelling unit.

*Density (the number of dwelling units per acre) is calculated on the basis of a 2-bedroom dwelling unit.

Schematic prototype (row houses)

Schematic prototype (garden apartments)

General Residence District

Maximum FAR: 0.75

Minimum OSR: 80.0

Floor Area per Room: 205 square feet

Rooms per Acre: 158

Front Yard: 18 feet

Side Yards: 8 feet or 10% of building length

Maximum Length of Row: 185 feet

Typical Development:

(A) 2-story Row Houses at 40% coverage

(B) 2-story Garden Apartments at 40% coverage

Parking Spaces Required:

100% of Dwelling Units

20

R4

Typical
row house
development
in R4

Special Infill Provisions in R4 and R5
Districts

In 1973, special infill housing provisions were introduced to encourage the development of two- and three-family privately financed middle-income housing in predominantly built-up sections of R4 and R5 districts. To insure that infill housing generally conforms to existing neighborhood scale, there is a height limitation of 32 feet and an area limitation for any one development of 1.5 acres. Infill housing can be built only in blocks that are at least 50 per cent developed and must provide an 18-foot setback (generally used for driveways) to prevent parked cars from jutting into sidewalks.

21

R5

The R5 designation applies to medium density districts containing apartment buildings, and two- and three-family row houses. This district, with the variety of housing types that it can reasonably accommodate, provides another transitional step from low to higher density areas. The permissible FAR in R5 districts varies from 1.00 to 1.25. The higher FAR is granted to buildings that provide more open space.

R5 districts are widely mapped in Brooklyn, the Bronx and Queens and in the more developed areas of Richmond. Typical R5 areas are Astoria in Queens, East New York in Brooklyn and West Brighton in Staten Island. Depending on housing type, density can reach 50 dwelling units per acre. Parking is required for each dwelling unit in one-, two- and three-family houses, while one parking space is required for 85 percent of the apartments in multiple dwellings. Most R5 districts are mapped in developed areas with rapid transit access. It is the lowest density district in which a parking space is not required for each dwelling unit.

General Residence District

Maximum FAR: 1.25

Minimum OSR: 40.0

Floor Area per Room: 215 square feet

Rooms per Acre: 252

Front Yard: 18 feet

Side Yards: 8 feet

Typical Development:

(A) 3-story Row Houses at 50% coverage

(B) 3-story Garden Apartments at 41.5% coverage

Parking Spaces Required:

One per Dwelling Unit, or 85% if grouped

22

R5

Typical
row house
development
in R5

23

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 district ranges from 2.0 to 2.43. 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)

Schematic illustration (11-story building)

Basic
data

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

Parking Spaces Required:

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

24

R2

R2 districts have a higher density than R1 zones but residential development is also restricted to single-family homes. The FAR is the same as in R1 districts (0.5), but homes are generally smaller because of the smaller 40-foot lot width permitted in R2 districts. The 40-foot lot width remains the minimum size for detached one- and two-family homes in all districts allowing residences (except R1). The smaller lots permitted in R2 districts result in an increase in density to 11 houses per acre. This district is mapped in many low density areas to conform with the character of existing development. One parking space is required for each home in an R2 district.

Schematic illustration

Basic
data

Single-Family Detached Residences

Minimum Lot Size:

3,800 square feet lot area;

40 foot width

Maximum FAR: 0.50

Minimum OSR: 150.0

Houses per Acre: 11

Front Yards: 15 feet

Side Yards: 13 feet total, 5 feet minimum

One Parking Space Required per House

16

R3

Schematic R3-2 prototype (row houses)

Schematic R3-1 prototype

Schematic R3-2 prototype (garden apartments)

**Basic data**

**Typical Development:**

One- or two-family residences, detached or semi-detached

**Minimum Lot Size:**

Detached: 3,800 square feet;
40 foot lot width

Semi-Detached: 1,700 square feet;
18 foot lot width

**Maximum FAR:** 0.50

**Minimum OSR:** 150.0

**Lot Area per Room:** 375 square feet

**Rooms per Acre:** 116

**Front Yard:** 15 feet

**Side Yards:**

13 feet total; 5 feet minimum (detached houses)

8 feet (semi-detached houses)

**Parking Spaces Required:**

100% of Dwelling Units

**General Residence District**

**Maximum FAR:** 0.50

**Minimum OSR:** 150

**Rooms per Acre:** 116

**Front Yard:** 15 feet

**Side Yards:** 8 feet or 10% of building length

**Maximum Length of Row:** 125 feet

**Typical Development:**

(A) Row Houses at 30% coverage

(B) Garden Apartments at 35% coverage

**Parking Requirement:**

100% of Dwelling Units

18

R3

Typical
development
in R3-2

There are two types of R3 districts:

R3-1 districts permit only one- and two-family homes. They may be detached or semi-detached. Though the FAR is the same as in R1 and R2 districts (0.5), density can be slightly higher than the 11 households per acre in R2 districts because of the semi-detached two-family homes permitted.

R3-2 districts are the least dense zones in which multiple dwellings are allowed. The R3-2 designation allows for a variety of housing types, including garden apartments, row houses and an occasional apartment house surrounded by extensive open space. The FAR in R3-2 districts is also the same as in R1 and R2 zones — 0.5. However, density can be double that in R3-1, reflecting the flexibility in housing type.

Both R3 districts require one parking space per dwelling unit. R3-1 is generally mapped to follow existing patterns of development in areas such as Jamaica Estates and Whitestone in Queens, Grasmere in Staten Island, and Midwood in Brooklyn. However, the R3-2 designation, because of its flexibility, is mapped in both vacant and built-up areas. R3-2 is the predominant zoning type on Staten Island and is mapped in large portions of boroughs outside of Manhattan.

19

R8

R8 is the highest density district in the Bronx (found along the Grand Concourse) and is widely mapped to maintain the lower mid-block profile in Manhattan's upper east side. It can be found in Brooklyn in the vicinity of Grand Army Plaza. The FAR in R8 districts is 4.8 to 6.0 - approximately two-thirds greater than that allowed in R7. It produces a density of 185 to 220 dwelling units per acre. Parking must be provided for only 40 percent of the new dwelling units because these districts are served by mass transit.

Schematic illustration (8-story building)

Schematic illustration (16-story building)

Basic
data

General Residence District

Maximum FAR: 4.88 to 6.02

Minimum OSR: 8.0 to 10.7

Lot Area per Room: 53 to 45 square feet

Rooms per Acre: 822 to 968

Typical Buildings:

(A) 8 stories at 61% coverage
(FAR 4.88)

(B) 16 stories at 37% coverage
(FAR 5.99)

Parking Spaces Required:

40% of Dwelling Units

28

R8

Typical
existing
mid-block
development
(Manhattan
Upper East
Side)
in R8

29

R10

R10 is the highest density district, mapped on major avenues and crosstown streets south of 96th Street in Manhattan and in the Manhattan and Brooklyn central business districts. The permitted FAR of 1.2 can be increased to 12 if a large plaza or arcade provided. (FAR 12 is the maximum residential density permitted by the State Multiple Dwelling Law.) The plaza bonus substitutes for an open space requirement. Where the plaza is provided, densities can reach 400 dwelling units per acre. The high densities permitted in these districts may be partially offset by the larger room sizes generally associated with apartments in luxury buildings. Parking is required for 40 percent of the units in new developments. (R10-H is a special residential district mapped along Central Park South in which commercial hotels may be built by special permit.

Schematic illustration (13-story building) - High Coverage

Basic
data

Schematic illustration (30-story building) - Low Coverage

General Residence District

Maximum FAR: 10.00; with Bonus, 12.00

Lot Area Per Room: 30 to 25 square feet

Rooms per Acre: 1452 to 1742

M1

Schematic prototype (garment district - M1-6)

Light Manufacturing - High Performance

Schematic illustration (M1-1)

Schematic illustration (M1-2 and M1-4)

Schematic illustration (M1-3 and M1-5)

58

M1

Typical
development
in M1-1

Basic
data

M1-1 Located adjacent to low density residential areas

FAR: 1.0

Parking: Required

M1-2 Older industrial areas

FAR: 2.0

Parking: Required

M1-3 Older industrial areas

FAR: 5.0

Parking: Not required

M1-4 Located mainly in Manhattan CBD

FAR: 2.0

Parking: Not required

M1-5 Loft area located mainly in Manhattan CBD

FAR: 5.0

Parking: Not required

M1-6 Manhattan Garment District

FAR: 10

Parking: Not required

M1 areas range from the garment district, with its multi-story lofts, to the vacant land in Staten Island reserved for low-bulk plants. Common to all M1 districts are strict performance standards. The M1 district is often an industrial front yard or buffer adjacent to residential or commercial districts. Light industry typically found in M1 areas includes knitting mills, research laboratories and wholesale service facilities. In theory, nearly all industrial uses could locate in M1 areas if they met the rigorous performance standards. Most community facilities are allowed in M1 zones, but not in other manufacturing districts. Similarly, no residential development is allowed in manufacturing districts; however, artists may have joint living/working quarters in lofts in M1-5A and M1-5B districts (mapped in the SoHo area of Lower Manhattan). Parking and loading requirements vary with district and use, but high density districts (M1-4 to M1-6) are exempt from parking requirements.

59

Schematic illustration (M2-1 and M2-3)
Medium Manufacturing - Medium Performance

Schematic illustration (M2-2 and M2-4)
Medium Manufacturing - Medium Performance

M2

M2 districts occupy the middle ground between light and heavy industrial areas. Performance standards are lower than in M1 districts. More noise and vibration is allowed, smoke is permitted and industrial activities need not be entirely closed, except when bordering on a residential district. Typical uses include furniture manufacturing and appliance assembly factories and metal finishing or stampling plants which do not meet the more exacting M1 standards. The various M2 districts have different floor area ratios and parking and loading requirements.

Basic
data

M2-1 Most widely mapped M2 districts, mainly in older manufacturing areas
FAR: 2.0
Parking: Required

M2-2 Waterfront manufacturing area
FAR: 5.0
Parking: Required

M2-3 Located only in Manhattan CBD
FAR: 2.0
Parking: Not required

M2-4 Waterfront manufacturing area
FAR: 5.0
Parking: Not required

M2

Typical
development

61

M3

M3 districts are for heavy industry which generates
noise, traffic and pollutants. Typical uses include
chemical and power plants and foundries. These
districts are usually located near the waterfront, far
from residential areas. Even in M3 areas, certain
uses with "nuisance effects" are required to con-
form with minimum performance standards. The
two M3 districts differ only in parking require-
ments.

Schematic prototype (M3-1)
Heavy Manufacturing - Low Performance

Schematic prototype (M3-2)
Heavy Manufacturing - Low Performance

Basic
data

M3-1 Heavy manufacturing area

FAR: 2.0

Parking: Required

M3-2 Central manufacturing areas

FAR: 2.0

Parking: Not required

Maximum FAR: 2.00

Illustrated:

(A) M3-1, subject to Parking Requirements

(B) M3-2, exempt from Parking Requirements

62

M3

Typical
M3-1
development

63

Schematic prototype (C1-3 mapped in R3 district)

C1

C1 districts accommodate the retail and personal service shops needed in residential neighborhoods. These districts are often mapped as an overlay along major avenues in otherwise residentially zoned neighborhoods. They are widely mapped throughout the City. Typical uses include small grocery stores, dry cleaning establishments, bakeries, restaurants and barber shops. All cater to the daily needs of the immediate neighborhood. Regulations limit commercial use to two floors.

Continuous, clustered retail development is encouraged in these districts. Local service and repair establishments are not permitted to break the retail commercial continuity.

C1-1 to C1-5 districts are mapped as overlays — generally along major avenues — in residential districts, while C1-6 to C1-9 districts may not be mapped as overlays. When C1-1 to C1-5 districts are mapped in R1 to R5 districts, the maximum commercial FAR is 1.0; when mapped in R6 to R10 districts the maximum commercial FAR is 2.0. Residential bulk in these commercial districts is governed by the regulations of the surrounding residential district. The maximum commercial FAR in C1-6 to C1-9 districts is 2.0, while residential bulk ranges from that permitted in R7 districts for C1-6 districts to that permitted in R10 districts for C1-9 districts.

Parking and loading spaces are not required in C1 areas mapped in densely populated areas (C1-5 to C1-9) because shops in these neighborhoods attract and generate little automobile traffic. In less developed areas, where more people drive, parking is required.

Basic
data

Local Shopping and Services

Maximum Commercial FAR: 1.00

Residential FAR governed by R District

Parking Requirements vary with use and
District

38

C1

Typical
development
in C1

39

C2

C2 districts permit a wider range of local retail and service establishments than C1 and are intended to serve a wider neighborhood. Additional uses permitted in C2 include funeral homes, small lumber stores, business and trade schools, private clubs, small bowling alleys, stationery stores and other businesses that could not be supported by a smaller neighborhood. Regulations limit commercial use to two floors.

C2-1 to C2-5 districts are mapped as overlays in residential districts, while C2-6 to C2-9 districts may not be mapped as overlays. When C2-1 to C2-5 districts are mapped in R1 to R5 districts, the maximum commercial FAR is 1.0; when mapped in R6 to R10 districts the maximum commercial FAR is 2.0. Residential bulk in these commercial districts is governed by the regulations of the surrounding residential district. The maximum commercial FAR in C2-6 to C2-8 districts is 2.0, while residential bulk ranges from that permitted in R7 districts for C2-6 districts to that permitted in R10 districts for C2-8 districts.

Parking and loading requirements are generally the same as in C1 districts: there are no requirements for C2 districts mapped in densely populated areas (C2-5 to C2-8); C2 districts mapped in less dense areas have increasingly more stringent requirements.

Schematic illustration (C2-6 mapped in R7 district)

Basic
data

Local Shopping and Services with Residential
above

Maximum Commercial FAR: 2.00

40

C2

Typical
development
in C2

41

C4

Schematic illustration (C4-1)

Community Shopping Centers and Offices
in Outlying Areas

Maximum FAR: 1.00

Schematic illustration (C4-3)

Community Shopping Centers and Offices
in More Densely Built Areas

Maximum Commercial FAR: 3.40

Residential:

C4-3

(R6 equivalent)

Schematic prototype - 24-story building
(C4-7; also in C5-2, C5-4, C6-4, C6-5, C6-8 districts)

Medium Bulk Office Buildings in Central Areas

Maximum FAR: 10.00 with Bonus to 12.00

Typical Buildings:

24 stories at 70% coverage
(FAR 12.00)

Exempt from Parking Requirements

C4

Typical
C4-2
development

Basic
data

C4-1 Community shopping centers and offices in outlying areas

Commercial FAR 1.0

Residential FAR 1.25 (R5 equivalent)

C4-2 Community shopping centers and offices in

C4-3 more densely built areas

Commercial FAR 3.40

Residential FAR 2.0 to 2.43 (R6 equivalent)

C4-4 Community shopping centers and offices in

C4-5 more densely built areas

Commercial FAR 3.40

Residential FAR 2.88 to 3.44 (R7 equivalent)

C4-6 Community shopping centers and offices in densely built areas

Commercial FAR 3.40

Residential FAR 10.00 (R10 equivalent)

C4-7 Shopping centers and high bulk offices in densely built central areas with no parking requirements

Commercial FAR 10.00 (to 12.00 with plaza bonus)

C4 areas are active retail centers located outside of the Manhattan and downtown Brooklyn central business districts. They allow department stores, theaters' and other commercial uses that serve a larger area. They are not mapped as an overlay to serve an immediate residential community. C4 districts are not permitted to include home maintenance and repair services (Use Group 7) which would interrupt the desired continuous retail frontage. C4 districts are usually found in regional subcenters like Rego Park or Fordham Road.

Parking requirements vary with district and use but high density C4-5 to C4-7 districts are usually exempt from parking requirements for commercial uses.

44

45

C4

Schematic illustration (C4-1)

Maximum FAR: 1.00

Schematic illustration (C4-3)

Maximum Commercial FAR: 3.40

Residential:
C4-3 (R6 equivalent)

Schematic illustration — 24-story building
(C4-7; also in C5-2, C5-4, C6-4, C6-5, C6-8 distri

Schematic illustration of mixed building development in (C5-1).

Restricted General Commercial District

Maximum Commercial FAR: 4.00

Residential FAR: 10.00

Typical Buildings:

(A) Commercial: 6 stories at 70% coverage (FAR 4.00)

(B) Residential: 15 stories at 88% coverage (FAR 10.00)

Parking Requirements:

Commercial Uses, Exempt

Residential, 40% of Dwelling Units

Basic
data

Schematic illustration (25-story building)
High Coverage

Schematic illustration (45-story building)
Low Coverage

Both schemes possible in C5-3 and C5-5

C5

C5 is often called the "gilt-edged" district because it is intended primarily for high quality retail uses which serve the metropolitan region and in areas where continuous retail frontage is desired. The retail area of Fifth Avenue in Manhattan is zoned C5. The districts are typically developed with department stores, large office buildings, and mixed-use buildings with residential space above office or commercial floors. Home maintenance services, auto rentals and amusements such as bowling alleys are not permitted because they are not in character with the district.

The district is mapped exclusively in Midtown and Lower Manhattan and in Downtown Brooklyn. All commercial uses in these high density areas are exempt from parking requirements because of the easy availability of public transportation.

C5-1 Restricted central commercial district

Commercial FAR: 4.00

Residential FAR: 10.00

C5-2 Medium bulk office buildings

C5-4 Commercial FAR: 10.00 (to 12.00 with bonus)

Residential FAR: 10.00

C5-3 Highest bulk office buildings

C5-5 Commercial FAR: 15.00 (to 18.00 with bonus)

Residential FAR: 10.00 (to 12.00 with bonus)

Highest Bulk Office Buildings, CBD

Maximum

Commercial FAR: 15.00; with bonus, to 18.00

Residential FAR: 10.00

Typical Buildings:

(A) 25 stories at 100% coverage (FAR 15.00)

(B) 45 story tower at 40% coverage (FAR 18.00)

Residential FAR: 10.00 to 12.00

C5

Typical
development
in C5-1

Maximum Commercial FAR: 4.00

Residential FAR: 10.00

Parking Requirements:

Commercial Uses, Exempt

C5

C5 is often called the "gilt-edged" district because it is intended primarily for high quality retail uses which serve the metropolitan region and in areas where continuous retail frontage is desired. The retail area of Fifth Avenue in Manhattan is zoned C5. The districts are typically developed with department stores, large office buildings, and mixed use buildings with residential space above office or commercial floors. Home maintenance services, auto rentals and amusements such as bowling alleys are not permitted because they are not in character with the district.

Basic
data

Commercial FAR: 4.00

Residential FAR: 10.00

Residential FAR: 10.00

Maximum

46

C8

Schematic illustration (C8-1)

Automotive and Other Heavy Commercial
Service

Maximum Commercial FAR: 1.00

Schematic illustration (C8-2 and C8-3)

Automotive and Other Heavy Commercial
Services

Maximum Commercial FAR: 2.00

Schematic illustration (C8-4)

Maximum Commercial FAR: 5.00

C8

Typical
development

Basic C8-1 Automotive sales and service
data Commercial FAR: 1.00

C8-2 Automobile showrooms and offices
Commercial FAR: 2.00

C8-3 Automobile showrooms and offices
Commercial FAR: 2.00

C8-4 Warehouse
Commercial FAR: 5.00

Automotive and other heavy commercial services are provided for in C8 zones. This zone forms a bridge between commercial and manufacturing uses, and is appropriate for heavy uses which are land consuming but not labor intensive. These districts are mainly mapped along major traffic arteries where concentration of automotive uses have developed. No performance standards are imposed.

Typical uses are automobile showrooms, automotive service facilities and warehouses. Housing is not permitted.

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.

53

Both schemes possible in C6-6 to C6-9

## Highest Bulk Office Buildings, CBD

### Maximum

* Commercial FAR: 15.00; with bonus, to 18.00

* Residential FAR: 10.00

### Typical Buildings:

* (A) 25 stories at 100% coverage (FAR 15.00)

* (B) 45 story tower at 40% coverage (FAR 18.00)

* Residential FAR: 10.00 to 12.00

* Exempt from Parking Requirements

Schematic illustration (C6-1, C6-2, and C6-3 districts)

## General Commercial Areas Outside of CBD Cores

### Maximum Commercial FAR: 6.00

### Residential FAR:

* 2.88 to 3.44 in C6-1 District (R7 equivalent)

* 4.88 to 6.02 in C6-2 District (R8 equivalent)

* 6.54 to 7.52 in C6-3 District (R9 equivalent)

48

# C6

C6 areas are zoned for a full range of high bulk commercial uses requiring a central location. Most C6 districts are in Manhattan and provide for corporate headquarters, large hotels, retail stores and some residential development in mixed-use buildings.

A new zoning designation, C6-1A, was recently approved by the Commission for regional subcenters like Jamaica Center. The designation includes the same bulk provision as C6-1, but imposes parking requirements appropriate for areas outside of Midtown. All other C6 districts are exempt from parking requirements.

Basic data

C6-1 General commercial area outside central business district

* Commercial FAR: 6.00

* Residential FAR: 2.88 to 3.44 (R7 equivalent)

C6-1A Regional subcenters

* Commercial FAR: 6.00 to 9.00 (with bonuses for plazas, arcades and other public amenities)

* Residential FAR: 2.00 to 2.40 (R6 equivalent)

* Parking: 1 space for every 4,000 sq. ft. of office space or 1 space for every 1,000 sq. ft. of commercial space if this requirement would result in more than 100 spaces

C6-2 General Commercial area outside central business district

* Commercial FAR: 6.00

* Residential FAR: 4.8 to 6.02 (R8 equivalent)

C6-3 General commercial area outside central business district

* Commercial FAR: 6.00

* Residential FAR: 6.5 to 7.52 (R9 equivalent)

C6-4 Medium bulk office buildings

C6-5 Commercial FAR: 10.00 (to 12.00 with bonus)

C6-6 Residential FAR: 10.00 (to 12.00 with bonus)

C6-7 Highest bulk office buildings

C6-8 Commercial FAR: 15.00 (to 18.00 with bonus)

C6-9 Residential FAR: 10.00 (to 12.00 with bonus)

# C6

Typical
C6-7
development
in special
theatre
district

C7

C7 districts are for commercial amusement parks.

The Coney Island Amusement Park is zoned C7.

Parking requirements are low, but vary with the specific use. C7 (and C8) are the only commercial districts in which housing is not permitted.

Community facility uses are also not allowed in C7 districts.

Commercial FAR: 2.00

Basic
data

Commercial Amusement Parks

Maximum FAR: 2.00

Low Parking Requirement District

C7

Typical
development