New York City has many zoning districts and subdistricts, each with its own rules and regulations governing property development within the district. R5A is one example of a residential zoning district in NYC.
R5A is a low-density Residential Zoning District in New York City, and subdistrict of R5 Zoning. You can find R5A Zoning Districts in The Bronx, and Queens.
I am Jorge Fontan, an architect in New York and owner of Vinculum Architecture, a Manhattan-based architecture firm. At Vinculum, we work on a variety of project types, from property and zoning analysis to complete building designs for new developments. In this article, I will review some of the basics of the New York City Zoning District R5A.
R5A Zoning
Multiple New York City Zoning Districts, such as R5A, have fixed height limits and mandatory setbacks. The City of Yes significantly modified the rules under the New York City Zoning for Housing Opportunity amendment. This article reflects those modifications.
Qualifying Residential Sites
In R5A Zoning Districts, developers may have the option to utilize Qualifying Residential Site regulations, which offer an alternative set of rules allowing for larger building envelopes. Not all R5A lots qualify; specific requirements must be met to use these enhanced bulk regulations.
Under the City of Yes for Housing Opportunity initiative, Qualifying Residential Sites featuring mixed-use buildings are also known as Town Center Zoning. Town Center Zoning encourages residential development above ground-floor commercial spaces in select low-density areas of New York City.
R5A Zoning Commercial Overlay
When a residential district includes a commercial overlay (e.g., C1 or C2), the zoning permits local retail and services within the residential district.
This designation provides flexibility: developers can construct a purely commercial building, a residential building, or a mixed-use building combining both functions. It is crucial to note that the zoning regulations—particularly regarding Floor Area Ratio (FAR) and building bulk — vary significantly between the commercial and residential portions of a development.
R5A Zoning & Community Facility Use
The R5A Zoning District is primarily residential, but you can develop community facility uses (such as schools, medical facilities, and certain non-profits) as-of-right.
Key considerations for the development of a Community Facility in an R5A zone include:
- Different Regulations: When you develop a site with community facility use, the specific bulk regulations (including Floor Area Ratio and height limits) may differ from those for standard residential buildings.
- Mixed-Use Options: Developers may also construct a mixed-use building that combines both residential and community facility components.
R5A Zoning Regulation Basics
Lot Size:
- Minimum Lot width =18 Feet
- Minimum Lot Area = 1,700 Sq Ft
For Single or Two Family Detached Developments the Lot Size is:
- Minimum Lot Width = 25 Feet
- Minimum Lot Area = 2,375 sq ft
Floor Area Ratio (FAR):
- FAR = 1.5
- Qualifying Residential sites FAR = 2
Yards Minimum Requirement:
- Front Yard = 10 Feet (With Modifications for various site specific circumstances)
- Side Yards for Detached single or two family homes (two side yards required) = 5 Feet Each
- Side Yards for Semi Detached or Zero Lot Line single or two family homes (one side yard required) = 5 Feet Each
Rear Yards for Zero Lot Line or Detached Buildings:
- Corner Lot: No Yards Required
- Interior Lot = 20 foot minimum rear yard required below a height of 75 feet
- Interior Lot = 30 foot minimum rear yard required above a height of 75 feet
Rear Yards for attached and Semi-Detached Buildings:
- Corner Lot: No Yards Required
- Interior Lot with a Width Less than 40 feet = 30 foot minimum rear yard required below a height of 75 feet
- Interior Lot with a Width of 40 feet or more = 20 foot minimum rear yard required below a height of 75 feet
- Interior Lot = 30 foot minimum rear yard required above a height of 75 feet
Lot Coverage:
- Corner Lot = 80%
- Interior or Through Lot = 60%
Lot Coverage for Multiple Dwellings where permitted:
- Corner Lot = 100%
- Interior or Through Lot = 80%
Density Factor
Density Factor (Also known as Dwelling Unit Factor) does not apply to all areas of NYC
- 680
Standard Sites:
- Perimeter wall Height = 25 Feet
- Ridge Line = 35 Feet
Qualifying Residential Site:
Base Height indicates a setback is required at these heights.
- Base Height = 45 Maximum
- Building Height = 55 Maximum
A setback is required in the base height range. Or this can be the maximum height of the building without a setback.
Parking in R5A
The new City of Yes for Housing Opportunity zoning changes have now drastically reduced parking requirements in New York City. There are currently no parking requirements for the Inner Transit Zone, and reduced parking requirements in the Outer Transit Zone, which can be waived under certain conditions.
R5 Zoning Districts:
R5A Zoning
New York City zoning is complicated and has many special circumstances. This post is intended to provide a brief general overview of R5A zoning. This article is not a substitute for the New York City Zoning Resolution.
If you are considering a development project, contact us at Vinculum Architecture for a consultation. We can help you determine the feasibility of your project, provide full design services, and guide you through the intricate process of obtaining city approvals to bring your vision to life. Succeeding in the NYC real estate market requires a strategic approach to the city’s complex regulatory environment. We offer both vision and expert architectural services.
Thank You for Reading Our Article on R5A Zoning In New York City
I hope this was helpful. If you would like to speak with an architect about a potential project, please get in touch with us directly at Vinculum Architecture.
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This post was written by Jorge Fontan AIA a Registered Architect and owner of New York City based architecture firm Vinculum Architecture. Jorge Fontan has earned 3 degrees in the study of architecture including two degrees from the City University of New York and a Masters Degree in Advanced Architectural Design from Columbia University. Jorge has a background in construction and has been practicing architecture for 20 years where he has designed renovations and new developments of various building types.
