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
Height factor buildings are often set back from the street and surrounded by open
and on-site parking. The floor
(FAR) in R7 districts ranges from 0.87 to a high of 3.44; the open space
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.