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Zoning > Zoning Districts - Residence Districts > R10 Printer Friendly Version
Zoning Districts
Residence Districts

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Introduction | Residence Districts | Commercial Districts | Mfg. Districts | Special Purpose Districts

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Residential Districts: R10

R10 districts are mapped along portions of Fifth and Park Avenues in Manhattan; however, most buildings that conform to the R10 building envelope are found in commercial districts with a residential district equivalent of R10, the highest residential density in the city. Much of Midtown, Lower Manhattan and major avenues in Manhattan, as well as parts of Downtown Brooklyn and Long Island City, are mapped at R10 density. The floor area ratio (FAR) is 10.0. Developers may choose between Quality Housing regulations or tower regulations; height factor regulations are not applicable.

Residential and mixed buildings can receive a residential floor area bonus for the creation or preservation of affordable housing, pursuant to the Inclusionary Housing Program.

Off-street parking is not required in the Manhattan Core, Long Island City or portions of Downtown Brooklyn. Elsewhere, parking is required for at least 40% of dwelling units.


Quality Housing Regulations
R10 Quality Housing
PDF Document View Larger Image
Quality Housing contextual regulations (the same as for R10A Districts) produce large, high lot coverage buildings set at or near the street line which maintain the traditional high street wall found along major streets and avenues. On wide streets, the base height before setback is 125 to 150 feet with a maximum building height of 210 feet. On narrow streets, in order to ensure more light and air at street level, the base height before setback is 60 to 125 feet. The maximum building height is 185 feet. Interior amenities for residents are mandatory pursuant to the Quality Housing Program.

R10: Upper East Side, Manhattan
Upper East Side, Manhattan
R10: Upper East Side, Manhattan
Upper East Side, Manhattan



Tower-on-a-Base Regulations
Tower Regulations PDF Document View Larger Image
Tower regulations allow a building to penetrate the sky exposure plane, which results in buildings taller than those allowed under Quality Housing regulations. Most avenues on the Upper East Side of Manhattan are mapped as R10 districts, (or C1-9 and C2-8 districts which have a residential district equivalent of R10 and are predominantly residential districts that permit ground level retail uses).

A tower-on-a-base is the only type of tower that can be built on a wide street in an R10, C1-9 or C2-8 district; the building envelope of a contextual base topped by a tower portion ensures compatibility with existing buildings along these avenues. The height of the base is between 60 and 85 feet. On a wide street, the street wall must extend continuously along the street line. On a narrow street, the open area between the street wall and the street line must be planted. The tower portion must be set back at least 10 feet from a wide street and 15 feet from a narrow street, and the lot coverage must be between 30% and 40%. The height of the tower is controlled by a distribution rule, which requires at least 55% of the floor area on the zoning lot to be located below a height of 150 feet.


Tower Regulations
R10 PDF Document View Larger Image
Tower regulations allow a building to penetrate the sky exposure plane, which results in buildings taller than those allowed under Quality Housing regulations. Most of midtown and Lower Manhattan are mapped R10 districts or high density commercial districts with an R10 residential district equivalent.

Standard towers, which do not require a base, are permitted only on narrow streets in R10, C1-9 and C2-8 districts, and on both wide and narrow streets in primarily commercial districts (C4-6, C4-7, C5, C6-4, C6-5, C6-6, C6-7, C6-8, C6-9). The tower footprint may cover no more than 40% of the area of the zoning lot, or up to 50% on lots smaller than 20,000 square feet. Like a tower-on-a-base, a standard tower must be set back from the street line at least 10 feet on a wide street, and 15 feet on a narrow street. Unlike a tower-on-a-base, there is no minimum lot coverage requirement and no rule regarding distribution of floor area. In mixed buildings, a floor area bonus of up to 20% can be achieved by providing a public plaza. Together, these regulations produce the tallest residential buildings in the city.


 R10: Upper East Side, Manhattan
Tower-on-a-base in the Upper East Side, Manhattan
R10:Tribeca
Tower in Tribeca, Manhattan
 



Disclaimer

The Zoning Reference provides only general zoning information and is not meant to serve as a substitute for the actual regulations which are to be found in the Zoning Resolution.


 

Zoning Text | Zoning Maps | Zoning Districts | Zoning Tools | About Zoning | Glossary

Introduction | Residence Districts | Commercial Districts | Mfg. Districts | Special Purpose Districts

R1 - R2 - R3 - R4 - R5 - R6 - R7 - R8 - R9 - R10 - R10A - R10X

 


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Brief explanations of terms in green italics can be viewed by clicking on the term. Words and phrases followed by an asterisk (*) are defined terms in the Zoning Resolution, primarily in Section 12-10. Consult the Zoning Resolution for the official and legally binding definitions of these words and phrases.



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