4/30/08. R8X Zoning Code - New York City What is an R8X Zoning District? NYC Zoning Handbook: Residence Districts Chapter 3. 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. 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. All residence districts permit most community facilities, such as schools, houses of worship and medical facilities. The city is divided into three basic zoning districts: Residence (R), Commercial (C) and Manufacturing (M). R9X districts (and C1-8X, C2-7X and C6-3X districts with an R9X residential district equivalent) are governed by Quality Housing regulations. It's now easier to research zoning regulations, find your property's zoning, and discover neighborhood proposals and City Planning initiatives. In R6A the rules are modified to maintain a certain uniformity. Numerous zoning districts are mapped in the City’s diverse neighborhoods to preserve their varying density and character. 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. The taller heights permitted for height factor buildings, for example, cannot be combined with the higher lot coverage permitted for Quality Housing buildings. … 84-00. Creating district-level strategic plans; and 5. Like lower-density residence districts, however, the character of these neighborhoods varies widely. 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. 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). This post will focused on R7X Contextual Zoning, here is a list of all the R7 Zoning Districts. 780285 ZRK. 9/25/78. Residential, commercial, industrial/transportation, and public facility uses currently occupy about 65 percent of the city’s total lot area. 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. New York City's zoning and land use map has been redesigned from the ground up. Therefore, the further a building is set back from the street line, the taller it can be. This cyclical process, known as the District Planning Process, entails: 1. Reviewing district data and space in buildings; 3. BOE/COUNCIL ADOPTION. It is a contextual zone and must follow the regulations for the Quality Housing Program. 114-00. NYC Zoning is broken into different districts. R7X is found in Manhattan, The Bronx, Brooklyn , and Queens. Posted On Thu, April 28, 2016 By Cait Etherington, , , , VIEW PHOTO IN GALLERY Posted … Since the 1980’s, hundreds of areas throughout the city have been rezoned as contextual districts. 5c 6a 6b. For detailed information, and a comparison of district requirements, open the Residence Districts Zoning Data Tables. 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. In general, the larger the size of the lot, the taller the building permitted. Contextual districts are designed to maintain the scale and form of the city’s traditional moderate- and higher-density neighborhoods. They also permit office buildings. In districts limited to one- and two-family homes, however, certain facilities are not permitted or are restricted in size. ZONING TOOLS Contextual Districts (Citywide) New residential and commercial contextual zones … Certain higher-density commercial districts mapped primarily in Manhattan are, in fact, substantially residential in character. R7-1 Zoning 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. Bay Ridge District (BR) Substantially modified. In R10 districts there are no height factors or open space ratios. The remaining lot area, about 25 percent, is parkland or other open space, most of which is not subject to zoning regulations. Commercial Overlays Some information may not be visible at this zoom level. 11/14/73. 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. 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. 2. 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. 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 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. About Zoning Zoning Text Zoning Maps Districts & Tools ... go. Detached and semi-detached buildings typically accommodate either a single family or two families in separate dwelling units. 2015. See another post we wrote for a complete list of Commercial Zoning Districts in NYC. Developing scenarios and proposals to add… The Manhattan Special Midtown Zoning District has a few districts that are not necessarily found in the rest of the NYC Zoning Resolution. 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. All of the Quality Housing Program rules and regulations are mandatory in contextual R6 through R10 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. 22a 22b. City of New York. 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). Moderate- and higher-density residential districts are broadly characterized as either contextual or non-contextual. I know this is confusing NYC Zoning … 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. M1, M2 and M3 zones also allow most retail uses (although there are size limits on many) and hotels. 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. 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. 3/10/08. Commercial zoning refers to areas within the city where commercial activity takes place. other features applicable to specific residence, commercial or manufacturing districts. So if the neighbor building is 5 feet back from … The floor area ratio in R8X districts is 6.02. Three districts serve specific purposes: C3 for waterfront recreation, C7 for amusement parks and C8 for heavy repair shops and automotive uses . These districts are meant to preserve a certain character and scale of the neighborhood. For Example C5-2 and C6-9 are Commercial Zoning Districts. MAP(S) CP/ULURP NUMBER* CPC ADOPTION. 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. There are ten standard residence districts in New York City -- R1 through R10. C6 districts are zoned for a wide range of high bulk commercial uses requiring a central location. R5D is a sub district of R5 zoning. 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. Special floor area rules ensure that the height of the towers does not exceed approximately 35 stories. 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. The regulations for these new and revised districts aim to preserve neighborhood scale by reflecting bulk distinctions, building configurations and established lot sizes of many residential neighborhoods. C5 and C6 districts, central business districts that serve the city, the region and the nation, are mapped in Midtown, Lower Manhattan, Downtown Brooklyn and Long Island City. The City continues to adapt the Zoning Resolution as the land use patterns in the City change through private and public actions. 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. Residence districts are designated by the prefix R in the Zoning Resolution. Brief explanations of terms in blue italics can be viewed by clicking on the term. 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. Non-contextual districts are generally mapped where there is a diverse mix of building types and no predominant context. Each zoning lot, regardless of its size, has a floor area ratio of 10.0. 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. The numbers refer to the permitted density (R1 having the lowest density; R10 the highest) and certain other controls such as required parking. R5D Zoning in NYC is a low density contextual residential zoning district. Map 1. A second letter or number in some districts signifies additional controls. 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. 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. In addition, zero lot line buildings are permitted in R3A, R4-1, R4B, R5B and R5D districts. A zoning district is a residential, commercial or manufac­turing area of the city within which zoning regulations govern land use and building bulk. Stuff You Should Know: How NYC School Zones and Districts Work . 2020 All Rights Reserved, NYC is a trademark and service mark of the City of New York. Lower floor area ratios are allowed on smaller lots where less open space is possible. 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. Unless otherwise stated, the regulations for each district apply to all subcategories within that district. 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. 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. These limits help give shape to neighborhoods and predictability to their future. 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. In response to concerns of excessive tower height in predominantly residential areas, tower-on-a-base regulations were introduced in 1994. R6, R7-1, R7-2, R8, R9 and R10 are non-contextual districts. 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– – – – – 125th Street District (125) 97-00. Below I will list these districts and their corresponding underlying district. 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. And, the new mixed use zoning districts allow housing! ZoLa! R8X districts are governed by Quality Housing bulk regulations. NYC Zoning Handbook: Commercial Districts: C6. Open space is controlled by a lot coverage requirement. Instead, a building is not allowed to penetrate a sky exposure plane, which slopes inwards from a specified base height above the street line. The building form is a product of the “tower-in-the-park” vision of urban planning popular in the 1950s. Zoning Districts beginning with the Letter C are Commercial Zoning Districts. The bulk regulations for these districts are known as Quality Housing regulations. R9X Zoning Code - New York City What is an R9X Zoning District? R9A Zoning Code - New York City What is an R9A Zoning District? 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. 12a 12b. 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. 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. 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). It is a subdistrict of R5 zoning. Convening planning committees; 4. 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 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. Buildings of great height are possible if built as towers. 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. Basic R7 Zoning Districts. In NYC R7X Zoning is a medium density residential zoning district. 22479. 810412(A) ZRM. One example is R6A zoning. Attached buildings may house one, two or more families. 10/19/81. Contextual Districts. Because less open space is available for parking, slightly less parking is required than for height factor developments. A commercial overlay is a C1 or C2 district mapped within residential districts to serve local retail needs. 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. These areas are characterized by bulkier buildings, a greater range of building heights and less automobile ownership than lower-density areas. 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. To regulate such diversity, the Zoning Resolution designates 10 basic residence districts - R1 through R10. This polygon shapefile layer represents zones marked by the NYC Department of City Planning, Planning Coordination and Waterfront Division as Lower... New York (City). For example, R6 is the residential district equivalent of C4-2 and C4-3 districts. 050133 ZRK. 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. 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. Another 10 percent is vacant or occupied by parking or miscellaneous uses. NYC Zoning Handbook: Special Zoning Techniques Chapter 10. The higher maximum building height permitted in R8X districts typically produces 14- to 16-story apartment buildings, taller than permitted in R8A districts. Are zoned for a wide range of building types and no predominant context built as towers residence. 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