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Residential Districts: R10
C1 & C2 Overlays
C1 & C2
C3 & C3A
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
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
found along major streets and avenues. On
, the base height before
is 125 to 150 feet with a maximum building height of 210 feet. On
, 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.
Upper East Side, Manhattan
Upper East Side, Manhattan
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 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.
Tower-on-a-base in the Upper East Side, Manhattan
Tower in Tribeca, Manhattan
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