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Zoning > Zoning Districts - Residence Districts > R7 Printer Friendly Version
Zoning Districts
Residence Districts

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Residence Districts: 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. The height factor regulations for R7 districts encourage lower apartment buildings on smaller zoning lots and, on larger lots, taller buildings with less lot coverage. As an alternative, developers may choose the optional Quality Housing regulations to build lower buildings with greater lot coverage.

Regulations for residential development in R7-1 and R7-2 districts are essentially the same except that R7-2 districts, which are mapped primarily in upper Manhattan, have lower parking requirements.

Height Factor Regulations
R7
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Height factor buildings are often set back from the street and surrounded by open space and on-site parking. The floor area ratio (FAR) in R7 districts ranges from 0.87 to a high of 3.44; the open space ratio (OSR) ranges from 15.5 to 25.5. As in other non-contextual districts, a taller building may be obtained by providing more open space. For example, 76% of the zoning lot with a 14-story building must be open space (3.44 FAR × 22.0 OSR). The maximum FAR is achievable only where the zoning lot is large enough to accommodate a practical building footprint as well as the required amount of open space. The building must be set within a sky exposure plane which, in R7 districts, begins at a height of 60 feet above the street line and then slopes inward over the zoning lot.

In R7-1 districts, off-street parking is required for 60% of the dwelling units, and can be waived if five or fewer spaces are required. In R7-2 districts, off-street parking is required for 50% of the units, and can be waived if 15 or fewer spaces are required.

R7-1 & R7-2: Upper West Side, Manhattan
Upper West Side, Manhattan
R7-1 & r7-2: Brighton Beach, Brooklyn
Brighton Beach, Brooklyn


Quality Housing Regulations

R7 Quality Housing
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The optional Quality Housing regulations in R7 districts utilize height limits to produce lower, high lot coverage buildings set at or near the street line. With floor area ratios that are equal to or greater than can be achieved in height factor buildings, the optional Quality Housing regulations produce new buildings in keeping with the scale of many traditional neighborhoods in the East Village and upper Manhattan, the west Bronx, and sections of Queens and Brooklyn.

The optional Quality Housing regulations for buildings on wide streets outside the Manhattan Core are the same as in R7A districts. The maximum FAR is 4.0 and the base height before setback is 40 to 65 feet with a maximum building height of 80 feet. The maximum FAR on narrow streets and within the Manhattan Core is 3.44, and the base height before setback is 40 to 60 feet with a maximum building height of 75 feet. The area between a building’s street wall and the street line must be planted, and the building must have interior amenities for residents pursuant to the Quality Housing Program. Off-street parking is required for 50% of all dwelling units.


R7-1 & R7-2: East Village, Manhattan
East Village, Manhattan
 


R7-1 & r7-2: Washington Heights, Manhattan
Washington Heights, Manhattan

R7-1 & R7-2: Harlem, Manhattan
Harlem, 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 - R7A - R7B - R7D - R7X - R8 - R9 - R10

 


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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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