New York City property developments are governed by an extensive framework of zoning districts and subdistricts, each setting specific rules for property development. R6B is one example of a residential zoning district in NYC.
R6B is a medium-density Residential Zoning Districts in New York City and a subdistrict of R6. R6B is mapped in parts of Brooklyn, Queens, The Bronx, and Staten Island.
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 post I will review some of the basics of New York City Zoning District R6B.
R6B Zoning
New York City Zoning Districts with a letter suffix, such as R6B, impose fixed height limits and mandatory setbacks, which typically yield buildings with high lot coverage and consistent street walls. The regulations for New York City Zoning were greatly modified by the City of Yes for Housing Opportunity amendment. This article reflects those modifications.
Qualifying Affordable Housing Option
Developers planning projects in an R6B Zoning District have the option to construct a strictly market-rate building or to incorporate Qualifying Affordable Housing units. While different zoning regulations and bulk rules apply to each approach, the inclusion of affordable housing allows for a greater overall development size, including an increased Floor Area Ratio (FAR) and maximum building height. There are also modified regulations for Qualifying Senior Housing.
R6B Zoning Commercial Overlay
When a residential district includes a commercial overlay (example: C1 or C2 districts), the zoning permits the inclusion of 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 portion and the residential portion of a development.
R6B Zoning & Community Facility Use
The R6B district is primarily a residential zone, but community facility uses (such as schools, hospitals, or certain non-profits) are permitted as-of-right.
Key considerations for development of Community Facility in an R6B zone include:
- Different Regulations: When a site is developed for 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. In these cases, specific rules govern how the floor area is calculated for each use.
R6B 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 = 2.0
- Qualifying Affordable Housing FAR = 2.4
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
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 = 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
Base Height: This indicates a setback is required at these heights.
- Base Height = 30 Minimum / 45 Maximum
- Qualifying Affordable Housing Base Height = 30 Minimum / 45 Maximum
A setback is required in the base height range. Or this can be the maximum height of the building without a setback.
Building Height: This is the maximum building height.
- Building Height: = 55 feet
- Qualifying Affordable Housing Building Height: = 65 feet
R6 Zoning Districts:
- R6
- R6-1
- R6-2
- R6A
- R6B
- R6D
Commercial Districts with R6A Residential Equivalents:
- C4-2A
- C4-3A
R6B Zoning
New York City zoning is complicated and has many special circumstances, this post is meant to provide a limited general review of R6A zoning. This article is not a substitution for the New York City Zoning Resolution.
Thank You for Reading Our Article on R6 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.
