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. In a C45D district or when a commercial overlay is mapped in an R7D district, the ground floor of a building must be reserved for retail uses, such as shops and services, to maintain the vitality of the street. In R6 zones you have two options for zoning rules. As an incentive for developers to choose the Quality Housing option outside the Manhattan Core, greater floor area ratio, and therefore, more apartments, is permitted for buildings on or within 100 feet of a wide street than would be permitted under height factor regulations. This article is only meant to review basic Zoning Codes with regards to manufacturing zoning district M1-4. Curb cuts are prohibited on zoning lot frontages less than 40 feet. R6 Zoning is a medium density residential zoning district. In general, the larger the size of the lot, the taller the building permitted. A second letter or number in some districts signifies additional controls. All of the Quality Housing Program rules and regulations are mandatory in contextual R6 through R10 districts. The optional Quality Housing regulations for buildings on wide streets outside the Manhattan Core are the same as in R7A districts. It has multifamily buildings that can range from walk up townhouses to taller apartment buildings. For buildings providing a qualifying ground floor, the maximum base height and overall height increase by five feet. The maximum FAR is 4.0 and the base height before setback is 40 to 75 feet with a maximum building height of 80 feet, or 85 feet if providing a qualifying ground floor. How many apartments can we build on our R6A lot? Off-street parking is not allowed in front of a building and the area between the front wall and the street line must be landscaped. . Zoning: Districts Guide -Residence Districts - R6 - R6A - R6B - DCP Jorge Fontan has earned 3 degrees in the study of architecture including two degrees from the City University of New York and a Masters Degree in Advanced Architectural Design from Columbia University. Each manufacturing zoning districts in a special MX district has a residential zoning district attached. Most Commercial Zoning districts allow for residential use. In this example, we propose building a 15,000 sq ft building. Items accompanied by this symbol require the free Adobe Acrobat Reader. . The Quality A zoning district that begins with R is a residential district. Below I will go through an example of R6A zoning restrictions with a few basic calculations. C4-2A C4-3A Zoning Map Including R6A Zoning in NYC Quality Housing Program R6A Contextual Zoning The Quality Housing Program, or QHP, is a set of zoning rules that are mandatory in Contextual Districts. with that of the existing building. MX Zoning districts are mixed zoning districts meant to promote a mixture of use between manufacturing, commercial, and residential use. We have hand-picked several properties located in an R6B zoning district in one of the five boroughs of New York: Manhattan, Queens, Brooklyn, Staten Island, and the Bronx. One off-street parking space is required for each dwelling unit. Sometimes residential districts have commercial overlays. R6B is a contextual zoning district this means that the goal is to maintain the character of the neighborhood. These districts are a bit more limited than the regular R6 district. R6B Zoning is a Contextual Zoning District in New York City. R6 districts are appropriate for medium density housing. Or this can be the maximum height of the building without a setback. Setbacks are very common in New York and we like to see them as opportunities. Chapter 4 | Zoning Resolution - New York City There can be zoning penalties if you choose not to provide it, and zoning bonuses if you do. These districts have optional or sometimes mandatory requirements for affordable housing. Jorge has a background in construction and has been practicing architecture for 20 years where he has designed renovations and new developments of various building types. 115-84 229 Street, Queens, NY. A setback is required in the base height range. Residential development in R2 districts is limited exclusively to single-family detached houses. M1 Zoning Districts M1-1 M1-2 M1-3 M1-4 M1-5 M1-6 M1-4 Zoning Specifications M1-4 Floor Area Ratio (FAR): The purpose of these districts is to restrict what people build based on the location. M1-4 Zoning is in Manhattan, The Bronx, Brooklyn, and Queens. Portions of Fulton Street and the Special Coney Island District in Brooklyn are mapped as R7D districts. It is a contextual zone that follows the regulations of the Quality Housing Program. Overview R1 R2 R3 R4 R5 R6 R7 R8 R9 R10 R7 R7 districts are medium-density apartment house districts mapped in much of the Bronx as well as the Upper West Side in Manhattan and Brighton Beach in Brooklyn. be penetrated by the building. R6B Zoning Code | R6B NYC Zoning District | PropertyShark The Quality Housing Program, or QHP, is a set of zoning rules that are mandatory in Contextual Districts. Not all areas have Inclusionary Housing requirements. Building Base Height:This indicates a setback is required at these heights, Base height t: = 30 Minimum / 40 Maximum (45 with Qualifying Ground Floor), Overall Building Height:This is the actual building height, Height: = 50 feet (55 Feet with Qualifying Ground Floor and Max 5 stories), Interior Lot = 30 foot minimum rear yard required. The C1-3 Zoning District is a sub district of C1 Commercial Overlays Zoning in NYC. On lots 50 feet wide or more, the front wall must be no closer to the street line than the front wall of an adjacent building. R6A Zoning Code | R6A NYC Zoning District | PropertyShark Brief explanations of terms in blue italics can be viewed by clicking on the term. If you truly want to understand the zoning of a property you can get an Architectural Zoning Analysis. Floral Park in Queens, parts of City Island and Riverdale in the Bronx, and Westerleigh on Staten Island's north shore are typical R2 districts. Above a base height of 60 to 85 feet, the building must be set back a depth of 10 feet on a wide street and 15 feet on a narrow street before rising to its maximum height of 120 feet. You can leave questions or comments below. R6 zoning districts are widely mapped in built-up, medium-density areas in Brooklyn, Queens and the Bronx. 63-34 Fresh Pond Road, Ridgewood, NY 11385: Sales - RealtyHop They go from R1 throughR10. Allowable Zoning Square Footage= Zoning Lot Area X FAR. Optional Quality Housing regulations produce high lot coverage buildings within height limits that often reflect the scale of older, pre-1961 apartment buildings in the neighborhood. Always check if your property is subject to requirements of theInclusionary Housing Zoning. nearly double that of R5. As in other lower density districts, the R2X district requires one off-street parking space for each dwelling unit. There may be zoning penalties if you choose not to provide it, and zoning bonuses if you do. R2A Zoning Code | R2A NYC Zoning District | PropertyShark Thank you for reading our Blog Post on R6A Zoning. Chapter 6 - Comprehensive Off-street Parking Regulations in the Long Island City Area Article II Residence District Regulations Article III Commercial District Regulations Article IV Manufacturing District Regulations Article V Non-Conforming Uses and Non-Complying Buildings Article VI Special Regulations Applicable to Certain Areas Article VII The character of R6 districts can range from row house neighborhoods to large-scale "tower in the park" developments. The floor area ratio (FAR) in R6A districts is 3.0. M1 is a Light Manufacturing Zoning District having manufacturing, commercial, and community facility uses. by Jorge Fontan | Last updated May 24, 2023 | NYC Zoning. In NYC, R6A Zoning is a medium-density residential zoning district. The character of R6 districts can range from neighborhoods with a diverse mix of building types and heights to large-scale tower in the park developments such as Ravenswood in Queens and Homecrest in Brooklyn. However, the lower FAR of 2.0 typically produces In M1-4D it may be possible to have residential use for qualifying properties. Zoning Floor Area/ Floor Area Ratio (FAR). You can read another post to learn more aboutRezoning in NYC. To preserve the traditional streetscape, the street wall of a new building can be no closer to the street line than any adjacent street wall , but need not be farther than 10 feet. The amount of required open space on a lot is governed by yard requirements. ft. is the maximum floor area that you can build. 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. Off-street parking is generally required for 50 percent of a buildings dwelling units, but requirements are lower for income-restricted housing units (IRHU) and are further modified in certain areas, such as within theTransit Zone and the Manhattan Core, or for lots less than 10,000 square feet. similar to development in R6A districts and, on narrow R6B Zoning is a Contextual Zoning District in New York City. For instance, if you have vacant land in Zoning District: R6B, F.A.R is 2.00 and your land is 20' x 100' which means in total you have 2000 sq. R6 Quality Housing Program Off-street parking is not allowed in front of a building. To regulate such diversity, the Zoning Resolution designates 10 basic residence districts - R1 through R10. based on an average of 2 1/2 zoning rooms per dwelling Unit. 4; Block. Multi-family in Greenwood at 277 18th Street for $1,950,000. Parking Is waived in the Manhattan Core. C1-3 Zoning NYC Fontan Architecture With height factor zoning the taller the building gets the less area it can cover on the site, basically the taller it gets the skinnier itneeds to bewith more open space on the property. 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. 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. 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. the lowest in Manhattan. Jorge Fontan has earned 3 degrees in the study of architecture including two degrees from the City University of New York and a Masters Degree in Advanced Architectural Design from Columbia University. The character of R6 districts can range from neighborhoods with a diverse mix of building types and heights to large-scale "tower in the park" developments such as Ravenswood in Queens and Home We will be looking to determine how many square feet the final building can be and how many apartments we can put in the building as per the zoning regulations. An Interior or Through Lot within 100 feet of a wide street (Inside Manhattan Core) = 60%, Interior or Through Lot within 100 feet of a wide street (Outside Manhattan Core) = 65%, Manhattan Core Wide Street: = 2.43 (within 100 feet of wide street), Wide street = 3.0(within 100 feet of wide street), Building Base Height:This indicates a setback is required at these heights, Manhattan Core Wide street: = 40 Minimum / 55 Maximum, Overall Building Height:This is the actual building height. Contextual Zoning Districts are meant to promote uniformity in the neighborhoods they are zoned in. 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. QHP aims to promote a higher quality building and allow for a slightly higher floor area. This is one of many options. Most of our property reports come with an exterior building photo, together with . 163 Charles Street, New York, NY. Here is an example of one of our new building designs in an R6 Zoning District with Quality Housing Program Zoning. Floor Area Ratiodetermines the floor area that can be built on the property. In this case, you can develop a commercial building, or you can have both as a mixed-use building. This is a really basic example of some of the calculations we do when performing a zoning analysis. Inclusionary housing means you reserve a percentage of your apartments for affordable housing. The front yard must be at least 15 feet deep; unlike other R2 districts, however, it must be at least as deep as an adjacent front yard, but need not exceed 20 feet. R6A buildings must have interior amenities for the residents pursuant to the Quality Housing Program. Height factor is one set of zoning regulations that promotes building taller skinnier buildings. Like lower-density residence districts, however, the character of these neighborhoods varies widely. Higher maximum FAR and heights are available for buildings participating in the Inclusionary Housing Program or that provide certain senior facilities. obtained approvals from the City Planning Commission and the City Council for the rezoning of a portion of Saultell Avenue in Corona, Queens from an R6B zoning district to an R6 zoning district. address, building, . controlled by the intersection of front and rear sky exposure 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. Do not confuse it with the Inclusionary Housing Program for affordable housing. R6B districts are often traditional row house districts, designed to preserve the scale and harmonious streetscape of the neighborhoods developed during the 19th century with four-story attached buildings. There are a few areas in Manhattan and Staten Island that are zoned R6. Each zoning lot, regardless of its size, has a floor area ratio of 10.0. I hope this was helpful. 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. R6A is a Contextual District and must follow the rules of theQuality Housing Program. What is a C6 Zoning District? is a ratio that determines how many square feet you can build on the property. NYC Zoningis complicated and quite involved. 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. Parts of the East Village in Manhattan are also mapped R7B. 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. R6B; Zoning Commercial Overlay 1. Zoning: Districts Guide -Residence Districts - R6 - R6A - R6B - DCP Single Room Occupancy, Installing Mini Splits in an NYC Townhouse. R6B is a subdistrict of R6 Zoning. Zoning regulates the maximum number of residential units in a building. How many units are currently for sale in 63-34 . The base height of a new building must be 60 to 85 feet before setback, rising to a maximum building height of 100 feet, or 105 feet if providing a qualifying ground floor. Higher maximum FAR and heights are available for buildings participating in the Inclusionary Housing Program or that provide certain senior facilities. Who chart von R6 quarters can distance from quarter with a diverse mix of building genres also heights to large-scale "tower includes the park" changes so while Wood in Queens the Homecrest in Brooklyn. In this article, we reviewed some basic Zoning Codes regarding R6A Zoning. While the entire map is red, purple or yellow, there are way more than three zoning districts and each of those zoning districts often have subdistricts. R6B Zoning is a residential zone but Community FacilityZoning uses are also allowed in R6B districts. R2A is a contextual district intended to preserve low-rise neighborhoods characterized by single-family detached homes on lots with a minimum width of 40 feet. Additionally we look at more specific issues such as how many residential units you can put in a new residential development. You can leave questions or comments below.