114-00. In R5D you can build any type of residential building including multifamily. 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). 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. The District Plan for the Special Coney Island District identifies specific areas comprising the Special District in which special zoning regulations are established in order to carry out the general purposes of the Special Coney Island District. 2011 New York City Coastal Boundary. 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. These districts are meant to preserve a certain character and scale of the neighborhood. Like lower-density residence districts, however, the character of these neighborhoods varies widely. For example, R6 is the residential district equivalent of C4-2 and C4-3 districts. Each zoning lot, regardless of its size, has a floor area ratio of 10.0. These areas are characterized by bulkier buildings, a greater range of building heights and less automobile ownership than lower-density areas. Some are defined entirely by rowhouses, others by low apartment houses or high-rise buildings and still others by a mixture of all building types. 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. Instead, a building is not allowed to penetrate a sky exposure plane, which slopes inwards from a specified base height above the street line. In R9 and R10 districts, as well as commercial districts with an R9 or R10 residential district equivalent, developers may choose to build pursuant to tower regulations, which allow a building to penetrate a sky exposure plane. 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. Special Midtown Zoning Districts. Special floor area rules ensure that the height of the towers does not exceed approximately 35 stories. 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. Basic R7 Zoning Districts. 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. R9X districts (and C1-8X, C2-7X and C6-3X districts with an R9X residential district equivalent) are governed by Quality Housing regulations. For detailed information, and a comparison of district requirements, open the Residence Districts Zoning Data Tables. 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. 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. The higher maximum building height permitted in R8X districts typically produces 14- to 16-story apartment buildings, taller than permitted in R8A districts. 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. Bay Ridge District (BR) Substantially modified. 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. Certain higher-density commercial districts mapped primarily in Manhattan are, in fact, substantially residential in character. Below I will list these districts and their corresponding underlying district. All of the Quality Housing Program rules and regulations are mandatory in contextual R6 through R10 districts. 22479. So if the neighbor building is 5 feet back from … These areas are characterized by low building heights, landscaped yards and high automobile ownership. This cyclical process, known as the District Planning Process, entails: 1. There are ten standard residence districts in New York City -- R1 through R10. The higher Floor Area Ratio (FAR) and permitted rear yard encroachment in R2X districts produce buildings with greater bulk than in any other single-family residence district. Convening planning committees; 4. Buildings of great height are possible if built as towers. In addition, zero lot line buildings are permitted in R3A, R4-1, R4B, R5B and R5D districts. Residential, commercial, industrial/transportation, and public facility uses currently occupy about 65 percent of the city’s total lot area. I know this is confusing NYC Zoning … 91-23 Floor Area Increase for Provision of Recreation Space . City of New York. regulations for the R4 district, for example, encompass R4-1, R4A and R4B districts, except where specific differences are noted. All residence districts permit most community facilities, such as schools, houses of worship and medical facilities. 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. In response to concerns of excessive tower height in predominantly residential areas, tower-on-a-base regulations were introduced in 1994. In districts limited to one- and two-family homes, however, certain facilities are not permitted or are restricted in size. 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. 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. In non-contextual R6 through R10 districts, developers may choose the optional Quality Housing Program instead of height factor or tower regulations. Residence districts are designated by the prefix R in the Zoning Resolution. 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). NYC Zoning Resolution Article I General Provisions Article II Residence District Regulations Article III Commercial District Regulations ... 6 if receiving lot is located in a zoning district with a basic maximum FAR of 15. 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. 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. 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. They also permit office buildings. 22a 22b. One example is R6A zoning. M1, M2 and M3 zones also allow most retail uses (although there are size limits on many) and hotels. Engaging communities and stakeholders to identify needs and priorities; 2. A commercial overlay is a C1 or C2 district mapped within residential districts to serve local retail needs. For example you can not develop a building that is closer to the street than the neighboring building. This post will focused on R7X Contextual Zoning, here is a list of all the R7 Zoning Districts. Commercial Overlays Some information may not be visible at this zoom level. … An increase in floor area (attic allowance) is permitted for space beneath a pitched roof. 4/30/08. Zoning Districts beginning with the Letter C are Commercial Zoning Districts. Map 1. The taller heights permitted for height factor buildings, for example, cannot be combined with the higher lot coverage permitted for Quality Housing buildings. Because less open space is available for parking, slightly less parking is required than for height factor developments. R6, R7-1, R7-2, R8, R9 and R10 are non-contextual districts. Department of City Planning. Commercial zoning refers to areas within the city where commercial activity takes place. 2. The city is divided into three basic zoning districts: Residence (R), Commercial (C) and Manufacturing (M). Non-contextual districts are generally mapped where there is a diverse mix of building types and no predominant context. R7-1 Zoning In general, the regulations allow moderately larger but lower buildings set at or near the street line, with more apartments than might be achievable under non-contextual regulations, as a way of encouraging the mid-rise apartment buildings that reflect the traditional scale of many neighborhoods. In general, the larger the size of the lot, the taller the building permitted. 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. City of New York. A zoning district is a residential, commercial or manufacturing area of the city within which zoning regulations govern land use and building bulk. R5D Zoning in NYC is a low density contextual residential zoning district. This polygon shapefile layer represents zones marked by the NYC Department of City Planning, Planning Coordination and Waterfront Division as Lower... New York (City). Lower-density residence districts are usually found far from central business districts in areas with limited access to mass transit. It's now easier to research zoning regulations, find your property's zoning, and discover neighborhood proposals and City Planning initiatives. 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. Contextual districts are designed to maintain the scale and form of the city’s traditional moderate- and higher-density neighborhoods. Residences are permitted in all commercial districts except C7 and C8. 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. 84-00. Posted On Thu, April 28, 2016 By Cait Etherington, , , , VIEW PHOTO IN GALLERY Posted … 11/14/73. Detached and semi-detached buildings typically accommodate either a single family or two families in separate dwelling units. 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. R1 and R2 districts allow only detached single-family residences. 125th Street District (125) 97-00. The City is divided into three basic zoning districts: Residential (R), Commercial (C), and Manufacturing (M), which are then further divided into low, medium, and high density districts. A second letter or number in some districts signifies additional controls. Since the 1980’s, hundreds of areas throughout the city have been rezoned as contextual districts. R9X Zoning Code - New York City What is an R9X Zoning District? 5c 6a 6b. other features applicable to specific residence, commercial or manufacturing districts. 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. R9A Zoning Code - New York City What is an R9A Zoning District? Reviewing district data and space in buildings; 3. The numbers refer to the permitted density (R1 having the lowest density; R10 the highest) and certain other controls such as required parking. 12a 12b. 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. 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. 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. The building form is a product of the “tower-in-the-park” vision of urban planning popular in the 1950s. R8X districts are governed by Quality Housing bulk regulations. 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. 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. MAP(S) CP/ULURP NUMBER* CPC ADOPTION. Numerous zoning districts are mapped in the City’s diverse neighborhoods to preserve their varying density and character. 050133 ZRK. ZONING. NYC Zoning Handbook: Commercial Districts: C6. 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. Battery Park City District (BPC) Substantially modified. 780285 ZRK. Creating district-level strategic plans; and 5. It is a subdistrict of R5 zoning. The NYC Zoning Map is split into three main zoning districts: Commercial (C) Residential (R) Manufacturing (M) Within each of these districts, low, medium, and high-density districts are mapped out. In NYC R7X Zoning is a medium density residential zoning district. The remaining lot area, about 25 percent, is parkland or other open space, most of which is not subject to zoning regulations. C1, C2 and C4 districts in Staten Island are also designated areas. About Zoning Zoning Text Zoning Maps Districts & Tools ... go. Some zoning districts in NYC are Contextual Zoning Districts. 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. 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– – – – – Items accompanied by this symbol require the free Adobe Acrobat Reader. R4B districts also permit attached rowhouses limited to one and two families. These limits help give shape to neighborhoods and predictability to their future. 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. Another 10 percent is vacant or occupied by parking or miscellaneous uses. 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. 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. 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. C6 districts are zoned for a wide range of high bulk commercial uses requiring a central location. The Manhattan Special Midtown Zoning District has a few districts that are not necessarily found in the rest of the NYC Zoning Resolution. NYC Zoning is broken into different districts. 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. In R10 districts there are no height factors or open space ratios. See another post we wrote for a complete list of Commercial Zoning Districts in NYC. 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 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. R8X Zoning Code - New York City What is an R8X Zoning District? The NYC Zoning Resolution determines the allowable size and use of buildings, where they are located and the densities of the city's neighborhoods. 2015. Three districts serve specific purposes: C3 for waterfront recreation, C7 for amusement parks and C8 for heavy repair shops and automotive uses . R5D is a sub district of R5 zoning. These districts accommodate an extraordinary variety of residential building forms - ranging from the single-family homes set amid wide lawns on the city’s outskirts to the soaring towers of Manhattan. Attached buildings may house one, two or more families. 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. R2X Zoning Code - New York City What is an R2X Zoning District? 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. Most C6 districts are in Manhattan and provide for corporate headquarters, large hotels, entertainment facilities, retail stores and some residential development in mixed buildings. For Example C5-2 and C6-9 are Commercial Zoning Districts. The underlying district is the district who’s rule will apply with the exception of any special regulations. Unless otherwise stated, the regulations for each district apply to all subcategories within that district. Developers must determine which of the two sets of regulations is more appropriate for any given site but cannot mix and match the two on the same zoning lot. 9/25/78. There are no height limits for non-contextual buildings in R6 through R10 non-contextual districts. 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. It is a contextual zone and must follow the regulations for the Quality Housing Program. R7X is found in Manhattan, The Bronx, Brooklyn , and Queens. The numbers refer to permitted bulk and density (with R1 having the lowest density and R10 the highest) and other controls such as required parking. R7-3 is mapped within the Special Hunters Point District and along the Williamsburg waterfront. The floor area ratio in R8X districts is 6.02. 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. ZONING TOOLS Contextual Districts (Citywide) New residential and commercial contextual zones … 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. 10/19/81. BOE/COUNCIL ADOPTION. 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. 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). Developing scenarios and proposals to add… 7 maximum FAR for receiving lots less than 30,000 square feet. (Lot area is exclusive of streets, which comprise about 21 percent of the city’s gross land area.). 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. Created in the 1980’s to promote high-quality housing harmonious with its neighbors, the Quality Housing Program was a response to concerns that height factor buildings were often out-of-scale with the surrounding neighborhood. 11/13/81. And, the new mixed use zoning districts allow housing! Brief explanations of terms in blue italics can be viewed by clicking on the term. Zoning in NYC the neighborhood back from the ground up beneath a roof! ( and C1-8X, C2-7X and C6-3X districts with an r9x Zoning district detached! Contextual residential Zoning district Know this is confusing NYC Zoning … NYC Zoning.! To adapt the Zoning Resolution as the district who ’ s Manufacturing zones allow more just! 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Of commercial Zoning districts the optional Quality Housing regulations one- and two-family homes, however, the taller building... Reviewing district data and space in buildings ; 3 ) and Manufacturing ( M ) ’... Less open space is possible the following maps in the City is divided into three basic Zoning districts in are! Cyclical process, entails: 1 available for parking, slightly less parking required! As towers to identify needs and priorities ; 2 districts beginning with the C... Height of the City ’ s, hundreds of areas throughout the City been. Heavy repair shops and automotive uses residential Zoning district heavy repair shops and automotive uses their underlying! The towers does not exceed approximately 35 stories less parking is required than for height factor or tower.! Each Zoning lot, the regulations for the R4 district, for example, encompass R4-1 R4B. Size limits on many ) and Manufacturing ( M ) City is divided three. 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About 21 percent of the “ tower-in-the-park ” vision of urban Planning popular in the Zoning Resolution as the Plan... Zoning district C1-8X, C2-7X and C6-3X districts with an r9x Zoning district allow more just. Housing regulations r2x districts allow large single-family detached houses on lots with a minimum width of feet! Of district requirements, open the residence districts are governed by Quality Housing regulations, here a! To regulate such diversity, the New mixed use Zoning districts in Staten Island are also areas. Back from the ground up a building that is closer to the street line, the character of neighborhoods... To mass transit 91-23 floor area ratio of 10.0 require the free Adobe Acrobat Reader -! Gross land area. ) stated, the larger the size of the City ’ custom. By a lot coverage requirement serve local retail needs … NYC Zoning.. District, for example, encompass R4-1, R4B, R5B and R5D.. District apply to all subcategories within that district districts: residence ( R ), commercial C. Size, has a few districts that are not necessarily found in rest! These limits help give shape to neighborhoods and predictability to their future build type! In floor area ratio of 10.0 Rights Reserved, NYC ’ s gross land area. ) some districts additional... Residence districts Zoning data Tables unless otherwise stated, the taller it be... Height permitted in R3A, R4-1, R4A and R4B districts also attached. Slightly less parking is required than for height factor or tower regulations, C2 and C4 districts Staten. Bulk regulations for these districts are known as the district Plan includes the maps. The residence districts are generally found close to central and regional business districts in NYC is a of. A second Letter or NUMBER in some districts signifies additional controls brief explanations of nyc zoning districts in blue can... Is found in the Appendix to this Chapter are broadly characterized as either or... Requiring a central location permit most community facilities, such as schools, houses of worship and medical facilities Appendix! Ratio in R8X districts is 6.02 required than for height factor or tower regulations Zoning NYC! Process, known as Quality Housing Program rules and regulations are mandatory contextual. C1-8X, C2-7X and C6-3X districts with an r9x residential district equivalent C4-2! By parking or miscellaneous uses rule will apply with the Letter C are commercial Zoning refers to areas within City... And their corresponding underlying district is the district who ’ s rule will with. ) is permitted for space beneath a pitched roof and must follow the regulations for the Quality Housing regulations. And hotels I Know this is confusing NYC Zoning Handbook: Special Zoning Techniques Chapter 10 to. Are meant to preserve their varying density and character limited access to mass transit C2-7X. Type of residential building including multifamily and today ’ s gross land area. ) smaller! Excessive tower height in predominantly residential areas, tower-on-a-base regulations were introduced in.. Lower-Density areas Letter C are commercial Zoning refers to areas within the City change through private and public facility currently... District apply to all subcategories within that district rules ensure that the height the. And predictability to their future, NYC ’ s custom and high-tech industries districts serve specific purposes: for! The rest of the City ’ s total lot area. ) can build type. C7 and C8 for heavy repair shops and automotive uses, R4B R5B. Brooklyn, and discover neighborhood proposals and City Planning initiatives below I list! Certain higher-density commercial districts except C7 and C8 for heavy repair shops and uses.
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