Overview
Code type
euclidean
Naming convention
letter-code
naming_notes=NYC ZR uses a letter+number convention with contextual suffix letters that DO NOT match any of the simpler families documented in _references/naming-conventions.md. Primary district families: R1-R12 (residential, 1916-2024), C1-C8 (commercial), M1-M3 (manufacturing). Numeric suffix is an intensity index, NOT a lot-size or density encoding. Contextual suffix letters (A, B, D, X) on residential and commercial districts impose flat height limits + street-wall requirements but reduce FAR ~15-20% vs. non-contextual base. R11/R12 created by CoYHO Dec 2024 unlock FAR > 12.0 enabled by MDL §26(3) 2024 amendment. 70+ Special Purpose Districts (e.g., Hudson Yards, Special Downtown Brooklyn, West Chelsea, Theater District) overlay base zoning with custom rule-sets.
Worth knowing
- NYC ZR is the FIRST comprehensive zoning code in the United States — original Building Zone Resolution adopted July 25, 1916, modernized by the 1961 Zoning Resolution adopted Dec 15, 1960, effective Dec 15, 1961. The 1961 ZR remains the framework; it has been amended hundreds of times.
- NYC has 4 articles of base zoning (Articles I-IV) covering general provisions, residence districts, commercial districts, and manufacturing districts, plus Articles V-VII for general regulations and Articles VIII-XII for the 70+ Special Purpose Districts. Total text spans hundreds of sections.
- District count: ~10 numeric base residential districts (R1-R10), 2 new highest-density districts (R11, R12 added Dec 2024), each with multiple contextual-suffix variants (A/B/D/X), totaling ~40+ distinct residential district codes. 8 numeric base commercial districts (C1-C8) with numeric suffixes (C1-1 through C4-7 to C6-9) — ~30+ distinct commercial codes. 3 base manufacturing districts (M1, M2, M3) with numeric suffixes — ~15+ distinct manufacturing codes. Plus 70+ Special Purpose Districts. Full enumeration is intentionally deferred to ZR primary source.
+ 21 more in Quirks & notes
Districts
spec 3res_mf 2
| Code | Name | Category | Min lot | Height | Coverage | FAR | Du/ac | Parking | Setbacks F/S/R |
|---|---|---|---|---|---|---|---|---|---|
| R1-R10 (residential family) | Residence Districts — base family (10 base districts with contextual suffix variants A/B/D/X) | spec | —[4] | —[5] | —[6] | — | — | —[7] | —[1] / —[2] / 30[3] |
| C1-C8 (commercial family) | Commercial Districts — base family (8 base districts; C1 and C2 also serve as residential overlays — see Overlays section) | spec | — | —[9] | — | — | — | —[10] | — / — / 20[8] |
| M1-M3 (manufacturing family) | Manufacturing Districts — base family (3 base districts: M1 light, M2 medium, M3 heavy) | spec | — | —[12] | — | — | — | —[13] | — / — / 20[11] |
| R11 | R11 — Highest-Density Residential (post-CoYHO 2024) | res_mf | — | —[15] | — | 15[16] | — | 0[17] | — / — / 30[14] |
| R12 | R12 — Maximum-Density Residential (post-CoYHO 2024) | res_mf | — | —[19] | — | 18[20] | — | 0[21] | — / — / 30[18] |
Confidence: confirmed partial under review not found
Overlays
MIH
Mandatory Inclusionary Housing (MIH)
AHMIH applies to areas rezoned for residential capacity since 2016 — mapped areas listed in ZR Appendix F. Triggered by any of: zoning map amendment increasing residential FAR, special permit allowing residential where not otherwise permitted, certain inclusion of residential in C/M districts. | MIH Areas as designated in ZR Appendix F and on the Zoning Map; applicable in many neighborhood-scale rezonings since 2016 (East New York, Far Rockaway, Inwood, Bronx Cromwell-Jerome, Gowanus, SoHo/NoHo, Bronx Bruckner, Atlantic Ave Mixed-Use Plan, City of Yes citywide-rezoning components).
| option_1 | 25% of dwelling units affordable to households averaging 60% AMI (with 10% at no more than 40% AMI) |
|---|---|
| option_2 | 30% of dwelling units affordable to households averaging 80% AMI |
| option_3_workforce | 30% of dwelling units affordable to households averaging 115% AMI (only available outside Manhattan Core, not stackable with city subsidy) |
| option_4_deep_affordability_combined | 20% at 40% AMI (added by CoYHO, deep-affordability option) |
| uap_bonus_post_coyho | Universal Affordability Preference (UAP), CoYHO Dec 2024: additional 20% FAR bonus citywide for permanently affordable units at deeper income levels |
| compliance_method | On-site units; off-site permitted in limited circumstances; in-lieu payment generally not available |
SPD
Special Purpose Districts (family)
SPD70+ Special Purpose Districts mapped on the NYC Zoning Map override or supplement base district rules with custom regulations. Examples (non-exhaustive): Special Hudson Yards District (ZR Art. IX Ch. 3); Special Downtown Brooklyn District (ZR Art. IX Ch. 1); Special Midtown District (ZR Art. VIII Ch. 1); Special West Chelsea District (ZR Art. IX Ch. 8); Special Theater Subdistrict (within Midtown); Special Garment Center District; Special Hudson River Park District; Special Coastal District (Art. VI Ch. 2); Special Flushing Waterfront District; Special Long Island City Mixed Use; Special Lower Manhattan; Special Inwood; Special Coney Island; Special St. George; Special Bay Ridge. | Specifically mapped on NYC Zoning Map; each district has defined boundary by article-chapter.
| district_count_approximate | 70+ districts; comprehensive list maintained in ZR Article VIII–XII chapter index |
|---|---|
| typical_modifications | FAR cap modification, bonus FAR pathways (e.g., subway-station improvement bonus in Midtown), use restrictions (e.g., adult-establishment restrictions in Times Square), height limits, street-wall requirements, ground-floor active-use requirements, public-plaza requirements, transferable development rights (TDR), affordability/inclusionary set-asides specific to district |
| examples_far_caps | Hudson Yards: residential FAR up to 13.0 with bonus; West Chelsea: up to 12.0; Downtown Brooklyn: up to 12.0 commercial/residential with bonuses; Midtown Theater Subdistrict: special FAR rules for theater preservation/replacement |
HD
Historic Districts and Individual Landmarks (LPC)
HP150+ designated NYC Historic Districts plus 38,000+ individual landmarked properties (1,400+ individual landmarks). Designation by NYC Landmarks Preservation Commission (LPC) is the operative trigger. | Per LPC-designated historic district boundaries; check LPC's interactive map at https://www1.nyc.gov/site/lpc/designations/designations.page
| review_authority | NYC Landmarks Preservation Commission (LPC) |
|---|---|
| scope_review_required | Exterior alterations, restorations, reconstructions, new construction, demolitions, signage on individual landmarks or properties within historic districts |
| permit_pathways | Certificate of No Effect (no exterior change); Permit for Minor Work (LPC staff approval); Certificate of Appropriateness (full LPC hearing for substantial changes); Hardship determination available |
| tdr_landmark | ZR §74-79 permits transfer of unused development rights from a landmarked lot to adjacent receiving sites in certain districts (e.g., Midtown, Lower Manhattan) |
| demolition_restrictions | Hardship-only demolition for designated landmarks |
| mdl_26_3_interaction | Sites in historic districts are EXPRESSLY DISQUALIFIED from MDL §26(3) FAR > 12.0 unlock pathway (statutory precondition) |
C1/C2
Commercial Overlay Districts (C1, C2)
CORC1 and C2 commercial overlays mapped over residential districts allow ground-floor commercial use. Variants: C1-1 through C1-5, C2-1 through C2-5. Mapped on NYC Zoning Map as red bands typically along avenues in residential neighborhoods. | Specifically mapped on Zoning Map; primarily along commercial corridors in residential neighborhoods (e.g., Cortelyou Rd, Court St, Steinway St, Arthur Ave, Forest Ave).
| c1_use_groups | Use Groups 1-9 (local retail, services, eating/drinking establishments) |
|---|---|
| c2_use_groups | Use Groups 1-9 plus 14 (broader service uses) |
| commercial_far_max | Up to 2.0 commercial FAR depending on overlay variant (C1-1 = lower; C1-5 = up to 2.0) |
| depth_typical | 100 ft to 150 ft from street line typical |
| ground_floor_active_use | Most C overlays require commercial use at ground floor (no residential at grade) in mapped frontages |
| residential_far | Base district residential FAR continues to apply |
MCPP
Manhattan Core Parking Prohibition / Restrictions
SPECManhattan Core defined in ZR §12-10 = Community Districts 1-8 of Manhattan (generally south of 96th St on the East Side and 110th St on the West Side). All zoning lots in this area. | Manhattan Community Districts 1-8 (Lower Manhattan through Upper West/East Sides to ~96th/110th St).
| residential_accessory_parking | PROHIBITED as of right for residential developments in Manhattan Core (with limited special-permit exceptions for income-restricted/disabled-accessible spaces and for hotel parking) |
|---|---|
| commercial_accessory_parking | Sharply limited; public parking facility requires special permit |
| bicycle_parking | Required per ZR §25-80 (replaced car parking emphasis for residential) |
| exception_hudson_yards | Special Hudson Yards District requires parking despite Core location |
FR
Special Coastal District / Flood Resilience Zoning
ENVSpecial Coastal District: NYC Coastal Area as defined by NYC Waterfront Revitalization Program; specifically mapped on Zoning Map. Flood Resilience Zoning: FEMA-mapped 1% annual chance flood hazard areas (SFHA — Coastal A, V, AE zones). | Coastal Area per NYC WRP map; SFHA per FEMA Preliminary FIRM (effective FY 2024+). Affects Lower Manhattan (south of Canal St), Red Hook, Coney Island, Rockaways, Howard Beach, Hamilton Beach, City Island, Stapleton, Far Rockaway, and many other waterfront blocks.
| elevation_required | Flood-resistant construction with lowest occupied floor at or above Design Flood Elevation (DFE) = BFE + freeboard per NYC Building Code Appendix G |
|---|---|
| height_bonus_for_elevation | Permits added height to compensate for required elevation (e.g., +2 ft of elevation allowed, height limit raised correspondingly) |
| yard_modification | Permits encroachment of access ramps and stairs into required yards for SFHA compliance |
| use_modifications | Permits relocation of mechanical equipment above DFE without counting against bulk envelope; allows ground-floor non-occupancy in flood zones |
| rezoning_compliance | Special Coastal District requires WRP Consistency Review for waterfront projects |
UAP
Universal Affordability Preference (UAP, City of Yes)
AHAvailable citywide in most residence districts and in commercial districts permitting residential. Applies to new residential development OR substantial alteration if owner elects UAP affordability set-aside. | Citywide subject to district eligibility; mapped applicability via ZR Appendix as amended by CoYHO.
| far_bonus | +20% over base FAR (e.g., R6 with base 2.43 FAR → 2.92 UAP-bonus FAR; R10 base 10.0 → 12.0 with UAP) |
|---|---|
| affordability_requirement | Permanent affordability for the bonus portion; income tiers at 80% AMI weighted average (similar to MIH option 2 but operating as a citywide voluntary bonus rather than mandatory rezoning condition) |
| stackability_mih | UAP cannot stack with MIH on the same units (one or the other applies); UAP IS available in non-MIH areas |
| mdl_interaction_nyc | UAP-bonused FAR in NYC counts against the MDL §26(3) ceiling — UAP alone cannot exceed 12.0 FAR; sites needing FAR > 12.0 must rezone to R11 or R12 and satisfy MDL §26(3) preconditions |
TOWER
Tower Regulations / Tower-on-a-base / Quality Housing Program
SPDTower regulations available in R9, R10, C4-6 / C4-7, C5, C6-2 and higher commercial districts. Quality Housing is an alternative bulk program (flat height limit + street-wall) available in any residence district as opt-in, mandatory in contextual districts. | Applicable to lots in R9/R10/C4-6+/C5/C6-2+ districts as mapped.
| tower_lot_coverage_max | 40% of lot above base height (R9/R10) |
|---|---|
| tower_min_width | 100 ft typical; reduced in some districts |
| tower_setback_from_street_line | 100 ft above base height (varies) |
| tower_height_no_zoning_cap | R10 standard tower: no zoning height limit (FAA Part 77 applies); R9 tower: governed by sky exposure plane |
| quality_housing_alternative | Flat height limits + street-wall envelope in lieu of sky exposure plane; trade-off: lower max height but more buildable envelope; CoYHO made QH the default in many residential districts |
State preemptions
NY-MDL-26-3-NYC-FARapplies
Qualifying condition
NYC population 8,335,897 (2023 ACS) >> 1,000,000 threshold for MDL §26(3) FAR-ceiling-lift pathway. NYC is the ONLY city in NY that qualifies (statute is functionally NYC-exclusive). MDL §26(3), as amended by Part Q of Chapter 56 of Laws of 2024 (signed 2024-04-20), removed the previous 12.0 FAR ceiling for NYC sites that meet statutory preconditions: (a) site within zoning district/program requiring permanently affordable housing (MIH), (b) ULURP review, (c) site not on lot containing JLWQA or Loft Law residential lofts, (d) not in a historic district, (e) tenant anti-harassment certification (NYC Admin Code §27-2093.1), (f) relocation assistance (1 month/year of tenancy, capped at 6 months). Alternative pathway: UDC/ESD general project plan with ≥25% rental units affordable at weighted-average 80% AMI.
Source
NY Multiple Dwelling Law §26(3) as amended by Part Q of Chapter 56 of Laws of 2024; NYC Zoning Resolution R11/R12 amendments via City of Yes for Housing Opportunity (Dec 5, 2024).
Effect
Enables NYC to permit residential FAR > 12.0 via local rezoning. Implemented by NYC through R11 (max 15.0 FAR) and R12 (max 18.0 FAR) districts under City of Yes for Housing Opportunity (adopted Dec 5, 2024). R11/R12 do not apply automatically — individual sites must be rezoned via ULURP. Pre-amendment 12.0 ceiling remains the default in districts not rezoned to R11/R12.
NY-MDL-JURISDICTIONapplies
Qualifying condition
NYC population 8,335,897 (2023 ACS) >> 325,000 statutory threshold for general MDL applicability. NYC is the original target jurisdiction of the MDL (the law's modern lineage traces to the New York Tenement House Act of 1901, predecessor to MDL).
Source
NY Multiple Dwelling Law Article 1; consolidated MDL PDF at NYC DOB (https://www.nyc.gov/assets/buildings/pdf/MultipleDwellingLaw.pdf).
Effect
Multiple Dwelling Law habitability, fire-safety, and use standards apply citywide as a state-law floor for multiple dwellings (3+ dwelling units). MDL is enforced by NYC DOB in parallel with the NYC Building Code and Housing Maintenance Code; conflicts are resolved by the stricter standard. MDL §26(3) is the FAR-cap-lift provision tracked separately above.
NY-EO30-PHCapplies
Qualifying condition
NYC is in the downstate region for EO 30 purposes. Downstate Pathway 1 threshold = 1% stock growth / 1 yr or 3% / 3 yr; Pathway 2 = HCR Pro-Housing Resolution + housing plan. NYC was named in the EO 30 initial cohort of intended certifiees; current HCR PHC certification status not re-verified against the live HCR dashboard in this pass.
Source
NY Executive Order No. 30 (Hochul, 2023-07-18); HCR Pro-Housing Community Program; FY 2025 Enacted Budget appropriations.
Effect
Eligibility (if certified) for DRI, NY Forward, Regional Council Capital Fund, NY Main Street, Market NY, MEP transit funding, and ESD Pro-Housing Community Supply Funds (~$650M total pool). PHC certification does not preempt local zoning. NYC's CoYHO adoption was widely treated as more than meeting Pathway 2 requirements.
NY-RPL-12D-STRapplies
Qualifying condition
Statewide framework (RPL Art. 12-D §§447-A to 447-G) effective 2024-12-21 with county registry / platform verification effective 2025-09-22. The state framework EXPRESSLY PRESERVES pre-existing NYC short-term rental regulation — NYC Local Law 18 of 2022 (NYC Admin Code §§26-3101 through 26-3104, effective 2023-09-05) continues to govern NYC STR hosting and booking-platform registration. NYC hosts register with NYC Office of Special Enforcement, not with a county registrar. State STR sales tax (effective 2025-03-01) applies citywide.
Source
NY RPL Article 12-D §447-G grandfather clause; NYC Admin Code §§26-3101 to 26-3104 (Local Law 18 of 2022).
Effect
NYC LL18 continues to control STR registration and enforcement in NYC; Art. 12-D layer is a sales-tax overlay. Local zoning authority over STRs (use restrictions, density limits) is fully preserved.
NY-COASTAL-MANAGEMENT-PROGRAM-LWRPapplies
Qualifying condition
NYC has 520+ miles of coastline along the Hudson River, East River, Harlem River, New York Bay, Long Island Sound, Jamaica Bay, and the Atlantic Ocean. NYC adopted a city-wide Waterfront Revitalization Program (WRP), most recently re-approved 2016 — implementing the State Coastal Management Program's 44 policies. Coastal projects require WRP consistency review at the local level (NYC Department of City Planning Waterfront and Open Space Division) and, for federal-license/permit/funding actions, federal consistency review via DOS under CZMA §307.
Source
NY Executive Law Article 42; 19 NYCRR Part 600; NYC Waterfront Revitalization Program (2016); NYC ZR Article VI Chapter 2 (Special Coastal District).
Effect
Coastal-area projects must demonstrate WRP consistency. NYC's Waterfront Access Plan (WAP) and Special Coastal District (Article VI, Ch. 2 of ZR) implement WRP at the zoning level.
NY-TIDAL-WETLANDSapplies
Qualifying condition
ECL Article 25 / 6 NYCRR Part 661 tidal wetlands jurisdiction applies to NYC. NYC has the LARGEST tidal-wetlands footprint of any NY municipality — Jamaica Bay, Arthur Kill, Hutchinson River, Bronx River mouth, Pelham Bay, Coney Island Creek, Gerritsen Creek, Spuyten Duyvil, and many other locations carry DEC-mapped tidal wetlands. The adjacent area in NYC is 300 ft (vs. 150 ft elsewhere) per 6 NYCRR §661.4(b)(1). Parcel-level mapping not performed in this pass.
Source
ECL Article 25; 6 NYCRR Part 661.
Effect
DEC tidal-wetlands permit required for regulated activity in or within 300 ft of mapped tidal wetland on a NYC parcel. Independent of and in addition to NYC zoning approval, Special Coastal District requirements, and FEMA SFHA constraints.
NY-FRESHWATER-WETLANDSapplies
Qualifying condition
ECL Article 24 (as amended by Part TT of Chapter 58 of Laws of 2022; threshold reductions effective 2025-01-01) extends DEC jurisdictional freshwater wetlands threshold to 7.4 acres plus 'wetlands of unusual importance' with 100-ft adjacent area statewide. NYC's freshwater wetlands include parts of Staten Island (Bloomingdale Park, Lemon Creek, Mariner's Marsh), Pelham Bay Park, Van Cortlandt Park (Tibbetts Brook), Forest Park, and other inland water features. Parcel-level mapping not performed in this pass.
Source
ECL Article 24; 6 NYCRR Part 664.
Effect
DEC freshwater-wetlands permit required for regulated activity in or within 100 ft of mapped wetland on a NYC parcel. Independent of NYC zoning approval.
NY-SEQRAapplies
Qualifying condition
SEQRA (ECL Article 8; 6 NYCRR Part 617) applies citywide to all discretionary actions by NYC agencies. NYC implements SEQRA through the City Environmental Quality Review (CEQR) process (NYC Executive Order 91 of 1977 + 62 RCNY Chapter 5; CEQR Technical Manual 2021 ed.). CEQR applies to discretionary city approvals: ULURP rezonings, special permits, large site plan approvals, City Map changes, sale of city-owned land.
Source
NY ECL Article 8; 6 NYCRR Part 617; NYC EO 91 of 1977; 62 RCNY Ch. 5; CEQR Technical Manual (2021 ed.).
Effect
Procedural state-law floor. All NYC discretionary land-use approvals must complete CEQR review (EAS/EIS as triggered by Technical Manual thresholds). 2024 Part S amendments to 6 NYCRR Part 617 added new Type II exemptions for ADU construction, rooftop solar, certain blighted-structure demolition, and affordable-housing rezonings in PHC-certified jurisdictions — these now bypass full CEQR review.
NY-MANUFACTURED-HOUSING-NON-EXCLUSIONapplies
Qualifying condition
NY Constitution Art. I substantive-due-process doctrine (Kurzius v. Upper Brookville, 45 N.Y.2d 840 (1978)) prohibits total citywide exclusion of manufactured/mobile homes. NYC ZR §12-10 'mobile homes' are treated as a use category; mobile-home parks are regulated and permitted in certain districts subject to special permit. Total exclusion is not present in the ZR.
Source
Kurzius v. Upper Brookville, 45 N.Y.2d 840 (1978); NY DOS Municipal Regulation of Manufactured Housing (Sept 2024).
Effect
Constitutional floor observed; no preemption conflict.
NY-RPTL-485X-NYC-AFFORDABLE-NEIGHBORHOODSapplies
Qualifying condition
RPTL §485-x ('Affordable Neighborhoods for New Yorkers') is statutorily limited to cities with population ≥ 1,000,000 (NYC only). Enacted in FY 2025 Budget (April 2024); HPD implementing rules effective 2025-01-15. Replaces expired 421-a. Eligible projects: commenced on/after 2022-06-16; completion deadline 2038-06-15; statutory sunset 2034-06-15 for new commencement.
Source
NY Real Property Tax Law §485-x (FY 2025 Enacted Budget, Apr 2024); NYC HPD 485-x program page (https://www.nyc.gov/site/hpd/services-and-information/tax-incentives-485-x.page).
Effect
State-authorized property-tax abatement available to qualifying NYC multifamily rental projects with tiered affordability + wage floor + 25% MWBE contracting goal. Tax incentive (not a zoning override) — documented because state-authorized and load-bearing for NYC pro-forma analysis.
NY-RPTL-467M-NYC-OFFICE-CONVERSIONapplies
Qualifying condition
RPTL §467-m office-to-residential conversion tax incentive is NYC-only. Enacted FY 2025 Budget (April 2024). 35-year benefit period. Eligible conversions for projects commencing 2022-12-31 to 2031-06-30; completion deadline 2039-12-31.
Source
NY Real Property Tax Law §467-m (FY 2025 Enacted Budget, Apr 2024); NYC HPD 467-m program page.
Effect
State-authorized NYC tax abatement for qualifying office-to-residential conversions. Companion to CoYHO's pre-1990 office-conversion citywide enablement. Not a zoning override.
NY-RPTL-421A-EXTENDERapplies
Qualifying condition
RPTL §421-a extender (FY 2025 Budget Part L, April 2024) extends completion deadline for pre-2022-vested 421-a projects to 2031-06-15. NYC-only. Does not extend new starts (the 421-a program for new commencement expired 2022 and is replaced by §485-x).
Source
NY RPTL §421-a as amended by FY 2025 Budget Part L.
Effect
Pre-vested 421-a projects in NYC retain abatement eligibility if completed by 2031-06-15.
NY-GOOD-CAUSE-EVICTIONapplies
Qualifying condition
NY RPL §§226-227c (Good Cause Eviction, enacted FY 2025 Budget, April 2024) applies AUTOMATICALLY in NYC citywide subject to statutory carve-outs (small landlords (≤10 units owner-occupied), units already covered by rent stabilization, certain high-rent units > 245% FMR, units in buildings within 30 years of new-construction certificate of occupancy, etc.). Not a zoning preemption — restricts grounds for non-renewal/termination of covered tenancies. Documented because load-bearing for NYC pro-forma underwriting of unregulated stock.
Source
NY Real Property Law §§226 through 227-c; NY Attorney General Good Cause Eviction explainer.
Effect
Restricts grounds for non-renewal/termination of covered residential tenancies in NYC. Does not displace zoning, permitted uses, density, or any land-use authority.
Non-applicable laws (3)
NY-ADIRONDACK-PARKdoes_not_apply
Qualifying condition
NYC is in Southeastern NY (lower Hudson estuary, ~250 mi south of Adirondack Park Blue Line). Not in any APA-jurisdictional county.
Source
NY Executive Law Article 27; APA Park Boundary.
Effect
No APA jurisdiction.
NY-CATSKILL-PARKdoes_not_apply
Qualifying condition
NYC is south of the Catskill Park (which spans Delaware, Greene, Sullivan, Ulster counties). NYC is not in a Catskill Park county.
Source
NY ECL Article 9; Catskill State Land Master Plan.
Effect
No Catskill State Land Master Plan jurisdiction over NYC parcels.
NY-LONG-ISLAND-PINE-BARRENSdoes_not_apply
Qualifying condition
Pine Barrens zone is confined to Brookhaven, Riverhead, and Southampton towns in Suffolk County, Long Island. NYC's geographic Long Island portion (Brooklyn, Queens) is in Kings and Queens counties — not in the Pine Barrens jurisdiction.
Source
ECL Article 57.
Effect
No Pine Barrens Commission jurisdiction over NYC parcels.
Adopted building codes
Statewide except NYC
Click a code label to open its state-by-state adoption atlas.
Amendment history
| Date | Kind | Citation |
|---|---|---|
| 2024-12-05 | amendment effective | City of Yes for Housing Opportunity (CoYHO) — adopted by NYC Council Dec 5, 2024. Created R11/R12 districts, ADU legalization on 1-/2-family lots, Universal Affordability Preference (+20% FAR), office-to-residential conversion citywide, town center zoning, parking mandate reform. | kind_raw=amendment |
| 1961-12-15 | amendment effective | NYC Zoning Resolution of 1961, adopted by City Planning Commission December 15, 1960; effective December 15, 1961. Superseded the 1916 resolution. | kind_raw=current_adoption |
| 1916-07-25 | amendment effective | Building Zone Resolution of the City of New York, July 25, 1916 — first comprehensive zoning code in the United States. | kind_raw=original_adoption |
Quirks & notes
- NYC ZR is the FIRST comprehensive zoning code in the United States — original Building Zone Resolution adopted July 25, 1916, modernized by the 1961 Zoning Resolution adopted Dec 15, 1960, effective Dec 15, 1961. The 1961 ZR remains the framework; it has been amended hundreds of times.
- NYC has 4 articles of base zoning (Articles I-IV) covering general provisions, residence districts, commercial districts, and manufacturing districts, plus Articles V-VII for general regulations and Articles VIII-XII for the 70+ Special Purpose Districts. Total text spans hundreds of sections.
- District count: ~10 numeric base residential districts (R1-R10), 2 new highest-density districts (R11, R12 added Dec 2024), each with multiple contextual-suffix variants (A/B/D/X), totaling ~40+ distinct residential district codes. 8 numeric base commercial districts (C1-C8) with numeric suffixes (C1-1 through C4-7 to C6-9) — ~30+ distinct commercial codes. 3 base manufacturing districts (M1, M2, M3) with numeric suffixes — ~15+ distinct manufacturing codes. Plus 70+ Special Purpose Districts. Full enumeration is intentionally deferred to ZR primary source.
- FAR is the PRIMARY density control — no du/acre standard, no lot coverage as dominant control. Residential dwelling-unit count is derived from GFA / dwelling-unit-factor per ZR §23-22.
- Height controlled by sky exposure plane (diagonal setback from street line) in non-contextual districts — actual buildable height depends on footprint and setback compliance. Contextual districts (suffixes A/B/D/X) use flat height limit + street-wall envelope instead. R10 standard tower has NO zoning height cap (FAA Part 77 applies).
- Manhattan Core parking prohibition (ZR §25-23): most of Manhattan south of 96th St (East) / 110th St (West) — Community Districts 1-8 — prohibits residential accessory parking entirely. Exception: Special Hudson Yards District requires parking.
- 70+ Special Purpose Districts overlay base zoning with fully custom rule-sets — each is essentially its own mini-code. Examples: Hudson Yards, Midtown (incl. Theater Subdistrict), Downtown Brooklyn, West Chelsea, Lower Manhattan, Coney Island, Long Island City, Flushing Waterfront, St. George.
- MDL §26(3) NYC-specific FAR ceiling: prior to April 20, 2024, NY State Multiple Dwelling Law capped residential FAR at 12.0 on any NYC lot, statutorily overriding any higher local zoning. The 2024 amendment removed the ceiling for NYC sites satisfying preconditions (MIH affordability, ULURP, not-historic, no JLWQA/Loft Law, anti-harassment cert, relocation assistance). NYC implements via new R11 (15.0 FAR) and R12 (18.0 FAR) districts under City of Yes for Housing Opportunity.
- NYC ZR enables MDL §26(3) compliance via R11 and R12 districts created Dec 5, 2024 (City of Yes for Housing Opportunity, NYC Council). R11/R12 do NOT auto-apply — individual sites must be rezoned via ULURP and individually satisfy MDL §26(3) preconditions.
- Contextual suffixes (A, B, D, X) on residential and commercial districts impose flat height limits + street-wall requirements (Quality Housing program path) but reduce FAR ~15-20% vs. standard districts — a deliberate trade-off encouraging contextual development.
- Quality Housing Program (ZR §28-00): alternative bulk-envelope program available as opt-in in any R6+ district, mandatory in contextual districts. Flat height limit + street-wall + interior amenities + courtyards in lieu of sky exposure plane bulk.
- Tower regulations (ZR §23-65, §23-66) in R9/R10/C5/C6: allow tall slender towers with 100 ft setback from street line, 40% max lot coverage above base, minimum 100 ft width — bypasses sky exposure plane for the tower portion.
- Mandatory Inclusionary Housing (MIH) per ZR §23-154 / Appendix F applies in areas rezoned for residential capacity since 2016. Four options: (1) 25% at 60% AMI weighted-average with 10% at 40% AMI; (2) 30% at 80% AMI; (3) 30% at 115% AMI workforce (limited geography, no city subsidy); (4) 20% at 40% AMI deep-affordability (added by CoYHO).
- City of Yes for Housing Opportunity (CoYHO, adopted Dec 5, 2024): citywide zoning reform package. Created R11/R12; added Universal Affordability Preference (UAP) +20% FAR citywide; legalized ADUs on 1-/2-family lots; enabled pre-1990 office-to-residential conversion citywide; introduced town-center zoning; reformed parking minimums (eliminated in Transit Zone, reduced elsewhere); enabled small-and-shared housing typologies.
- Bonus FAR mechanisms: UAP +20% citywide (CoYHO 2024); MIH-tied bonuses; public plaza bonus (+25% in select C4-C6/R9-R10 districts, ZR §74-86); subway-station improvement bonus (+10% in Midtown, ZR §74-634); landmark TDR (ZR §74-79).
- Floor area definition (ZR §12-10) is voluminous and exclusion-heavy — cellars (≤50% above grade), mechanical, accessory parking in some configurations, and certain elevator/stair cores are excluded; mezzanines ≤ 1/3 floor area excluded under conditions. NYC FAR definition is meaningfully more permissive than peer-city FAR after exclusions.
- Dwelling Unit Factor (DUF) per ZR §23-22 is a per-district minimum-unit-floor-area (e.g., R6 DUF 680 sf; R10 DUF 740 sf). Max-unit count = GFA / DUF. CoYHO reduced DUFs for several districts to enable more (smaller) units.
- Use Groups (UG 1-18) defined in ZR §32-00 et seq.; districts permit overlapping Use Groups (e.g., C1 = UG 1-9; C4 = UG 1-12). Use Group 2 = multi-family residential; Use Group 3 = community facility. Use Groups are the NYC equivalent of permitted/conditional use tables.
- City Environmental Quality Review (CEQR) is NYC's implementation of SEQRA — required for all discretionary city land-use approvals (rezoning, special permit, large site plan). Documented in CEQR Technical Manual (2021 ed.).
- NYC has its OWN BUILDING CODE (NYC Construction Codes Title 28, including Building Code Chapter 28 with 2014 + 2022 NYC Building Code amendments) — separate from NY State Uniform Fire Prevention and Building Code (19 NYCRR). NYC operates under NY State 'home rule' authority for building codes. Recent updates: 2022 NYC Building Code; CEEC Energy Code; Local Law 154 of 2021 (gas appliance restrictions in new construction).
- Coastal Zoning: Special Coastal District (ZR Art. VI Ch. 2) and Special Regulations Applying in Flood Hazard Areas (ZR Art. VI Ch. 4, originally adopted 2013 as Flood Resilience Zoning Text Amendment, made permanent 2021) provide bulk modifications for resilience compliance.
- Article 12-D STR framework: NYC LL18 (NYC Admin Code §§26-3101 to 26-3104) governs STR registration; preserved by RPL Art. 12-D §447-G grandfather clause. State Art. 12-D layer applies only as sales-tax overlay.
- Good Cause Eviction (RPL §§226-227c, FY 2025 Budget) applies AUTOMATICALLY citywide subject to statutory carve-outs (small landlords ≤10 units owner-occupied, rent-stabilized units, high-rent > 245% FMR, units in buildings within 30 years of new-construction CO). Materially affects underwriting of unregulated stock.
- 485-x ('Affordable Neighborhoods for New Yorkers') replaced expired 421-a effective FY 2025 Budget (April 2024). Available for projects commenced 2022-06-16 through 2034-06-15; completion 2038-06-15. Tiered affordability + wage floor + 25% MWBE contracting goal. 467-m office-to-residential conversion tax abatement enacted simultaneously.
Formulas
Definitions
- height
- Sky exposure plane controls effective height in standard (non-contextual) districts: buildings rise to a base height at the street line then must set back behind a diagonal sky exposure plane defined by district. Contextual districts (suffixes A, B, D, X) instead use a flat height limit + street-wall envelope. R10 standard has NO zoning height cap. ZR §23-60 (residence districts), §33-40 (commercial), §43-40 (manufacturing).
- lot_coverage
- Generally not used as a primary control. Several districts cap lot coverage for residential buildings — see §23-145 (residential lot coverage by district). NYC does NOT use lot coverage as the dominant bulk control.
- far
- Gross floor area / zoning lot area. Floor area includes all enclosed conditioned floor area; mechanical below-grade and ≤ 8 ft mezzanines excluded. Structured parking generally counts toward FAR in most districts; cellar space typically excluded if defined as cellar. FAR is the PRIMARY density control. ZR §23-10 (residence), §33-10 (commercial), §43-10 (manufacturing). Bonus FAR pathways: MIH/UAP affordability (+20% citywide post-CoYHO), public plaza (+25% in select districts), subway connection (+10% in C5/C6), inclusionary housing program (legacy IH).
- du_ac
- NYC does not use du/acre as a regulatory metric. Density in residence districts is controlled by FAR + dwelling-unit factor (DUF) per §23-22: minimum dwelling-unit floor area or DUF determines max-unit count for a given GFA.
- impervious_cover
- Not a NYC zoning metric. Stormwater is managed through NYC DEP separately (Department of Environmental Protection rules + Unified Stormwater Rule, 2022).
- setback_front
- Street-wall requirements vary by district and contextual suffix. Non-contextual: front setback often 0 (street-wall built to lot line); contextual: street-wall must be built within a specified street-wall envelope. ZR §23-60, §33-40.
- setback_side
- In residence districts, side yards required for some districts (R1-R6 detached/semi-detached typologies); commercial districts generally no side yard required. ZR §23-461.
- setback_rear
- 30 ft minimum rear yard typical for residential through-block and standard interior lots; 20 ft for some corner conditions; deeper rear yard at lots backing residential. ZR §23-47, §33-26.
- parking
- Per ZR Article I Ch. 3 (residence), Ch. 4 (commercial), Ch. 5 (manufacturing). VARIES dramatically by geography: Manhattan Core (south of 96th St East / 110th St West) prohibits residential accessory parking (ZR §25-23); rest of Manhattan limited; outer-borough Transit Zone (most of Brooklyn/Queens/Bronx near subway) sees 0.5-0.65 per unit; far outer borough (Staten Island, eastern Queens, eastern Bronx) 1.0 per unit. CoYHO (Dec 2024) eliminated parking minimums in much of the Transit Zone and reduced them elsewhere.
Capacity calculations
- max_gfa_sf
lot_area_sf * far- max_units_approx
max_gfa_sf / dwelling_unit_factor (per ZR §23-22; varies by district 680–740 sf for most residence districts)- max_height_ft_contextual
see contextual suffix table; in non-contextual districts height is governed by sky exposure plane and is footprint-dependent- parking_required
varies by Manhattan Core / Transit Zone / outer borough geography (ZR Articles I-3, I-4, I-5)
Massing explorer
Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.
Sort by
Max height
— ft
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Floor area ratio
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Lot coverage
—%
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Setbacks (F / S / R)
— ft
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Parking
— /unit
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Max density
— du/ac
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Min lot size
— sf
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| District | Category | Height | FAR | Coverage | Setbacks | Parking | Density | Min lot | Overlays |
|---|
Sources & references
Primary source
Citations
- [1] z varies
- [2] z varies
- [3] ZR §23-47 — 30 ft minimum rear yard typical for residence districts (interior lots and through lots); reduced for corner lots.
- [4] z varies-by-district
- [5] z varies-by-district-and-suffix
- [6] z see §23-145
- [7] z geography-dependent
- [8] ZR §33-26 — 20 ft minimum rear yard typical for commercial districts; modified by special districts.
- [9] z varies
- [10] z geography-dependent
- [11] ZR §43-26 — 20 ft min rear yard typical for M districts; modified by special districts.
- [12] z varies
- [13] z varies
- [14] ZR §23-47
- [15] z see CoYHO ZR amendments
- [16] CoYHO ZR Art. II Ch. 3 amendments (Dec 5, 2024) — Max residential FAR 15.0 — enabled by MDL §26(3) 2024 amendment. Site must satisfy all MDL §26(3) preconditions (MIH, ULURP, not-historic, no JLWQA/Loft Law, anti-harassment cert, relocation assistance) — see preemptions section. R11 mapping is parcel-specific via ULURP rezoning; not blanket-applied.
- [17] CoYHO parking reform — CoYHO Dec 2024 eliminated parking minimums in much of the Transit Zone; R11 sites typically zero-mandate.
- [18] ZR §23-47
- [19] z see CoYHO ZR amendments
- [20] CoYHO ZR Art. II Ch. 3 amendments (Dec 5, 2024) — Max residential FAR 18.0 — top tier enabled by MDL §26(3) 2024 amendment. Site must satisfy all MDL §26(3) preconditions. R12 mapping is parcel-specific via ULURP rezoning; not blanket-applied.
- [21] CoYHO parking reform
Research status
Publication gates
| primary url present | passed | https://zr.planning.nyc.gov/ (NYC Department of City Planning official Zoning Resolution navigator; not an aggregator) |
|---|---|---|
| no aggregator cited | passed | Scan clean: no zoneomics/steadily/siteplanguide/sitedesignguide/siteplancreator/propwire/zonara/unzoned references |
| confidence tags full form | passed | All confirmed dimensional fields carry citation to ZR §-numbered sections (§23-141, §23-145, §23-47, §33-12, §43-12, §25-23, §28-00, etc.) or CoYHO ZR Art. II Ch. 3 amendments. District-family rows carry family-scoped citations to master tables (ZR §33-12 for residential, ZR §35-00 for commercial, ZR §43-12 for manufacturing). Where dimensions vary across many sub-variants (height/lot-size/setback), captured as not_captured with explicit not_captured_reason pointing at ZR primary source rather than fabricated. |
| overlays have parameters trigger confidence | passed | All 8 overlays (MIH, SPD family, Historic Districts/Landmarks, C1/C2 Commercial Overlays, Manhattan Core Parking, Special Coastal/Flood Resilience, UAP, Tower/QH) have non-empty params, geographic_trigger, status (confirmed), and citation to ZR § or NYC Admin Code |
| preempt section city specific | passed | 16 NY-level preemptions evaluated with NYC-specific qualifying_condition_checked (population threshold for MDL §26(3), 485-x, 467-m, 421-a extender, MDL jurisdiction; geographic exclusion for Adirondack/Catskill/Pine Barrens; geographic applicability for Coastal, Tidal/Freshwater Wetlands, SEQRA-via-CEQR; pre-existing local registry for Art. 12-D STR; auto-applicability for Good Cause Eviction). NY is not in the gate-5 active-preemption state list (CA/TX/FL/OR/WA/CO/MN/MT/UT/AZ/NJ/CT) but substantive city-specific evaluation performed anyway given NYC's unique role as primary-target jurisdiction for MDL/485-x/467-m and the volume of NYC-targeted state statutes. |
Data quality
78%completeness32 confirmed
Documented gaps
- Per-district-suffix enumeration (40+ residential codes, 30+ commercial codes, 15+ manufacturing codes, 70+ Special Purpose Districts) intentionally deferred to ZR primary source — corpus carries family summaries with bulk-envelope ranges plus key bulk metrics (rear yard, FAR ranges). Full per-variant enumeration is impractical at the corpus level and unsafe to fabricate.
- Sky exposure plane angles, contextual suffix flat-height tables, and Quality Housing detailed bulk envelopes encoded as not_captured with reference to ZR §23-60 et seq.
- 70+ Special Purpose District individual rules captured as a family overlay; per-district FAR/height/use modifications deferred to ZR Articles VIII–XII.
- Parking standards captured at family level; per-district + per-geography ratios (Manhattan Core vs. Transit Zone vs. far outer borough, post-CoYHO 2024) deferred to ZR Art. I Ch. 3-5.
- Dwelling Unit Factor (DUF) values per district referenced (§23-22) but not enumerated per-district — varies 680-740 sf range typically.
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