R8X Zoning in NYC is high density residential zoning district. This is contextual zoning which means following the Quality Housing Program Requirements. R8X Zoning is found in Manhattan, The Bronx, and Brooklyn.
This post will only be addressing R8X Zoning, here is a list of all the R8 Zoning Districts.
R8 Zoning Districts
Basic R8 District:
- R8
R8 Contextual Districts
- R8A
- R8B
- R8X
R8X Zoning NYC
What IS R8X Zoning?
R8X Zoning is considered “high density” residential zoning. It typically hasmultifamily buildings that are often 10 or 12 stories. In an R8X zone you must follow theQuality Housing Programzoning regulations.
Quality Housing Program R8X
The Quality Housing Program promotes shorter wider buildings that are typically larger in square footage then a tall skinny building. The Quality Housing Program is not to be confused with the Inclusionary Housing Program for affordable housing. The quality housing program is just another set of optional zoning regulations and has nothing to do with low income or affordable housing. The quality housing program typically will result in a larger building of a higher quality. There are more zoning floor area deductions in quality housing that would give you a boost to your total building size.
R8X Zoning Community Facility
R8X Zoning is a residential zone but Community Facility uses are allowed in all R8 zones. In the instance of a community facility the zoning calculations would be different. One can also build a mixed use building with both community facility and residential use.
R8X Zoning CommercialOverlay
Sometimes residential districts have commercial overlays. This means the zone is primarily residential but commercial use is allowed instead or you can have both as a mixed use building. Here is a link to an article we wrote onCommercial Overlays.
R8X Inclusionary Housing Program
Always check if your property is subject to requirements of theInclusionary Housing Program. These are districts that have either optional and sometimes mandatory requirements for low income housing. Typically in these areas you provide 20% of your floor area for affordable units. There can be zoning penalties if you choose not to provide it. And zoning bonuses if you do.
R8X Zoning Regulations For Quality Housing
Lot Size:
Minimum Lot width =18 Feet
Minimum Lot Area = 1,700 Sq Ft
Lot Coverage:
Corner Lot = 100%
Interior or Through Lot = 70%
Floor Area Ratio (FAR):
FAR = 6.02
FAR for Inclusionary Housing = 7.2
Density Factor
680
Building Base Height: This indicates a setback is required at these heights
Base Height = 60 Minimum / 85 Maximum (95 Max with Qualifying Ground Floor)
A setback is required in the base height range. Or this can be the maximum height of the building without a setback.
Overall Building Height: This is the maximum building height
Basic Building Height: = 150 feet (155 with Qualifying Ground Floor 15 Stories Maximum)
Inclusionary Housing Building Height: = 170 feet / 17 Stories Maximum (175 feet with Qualifying Ground Floor)
R8X Zones are subject to Sliver Lawzoning restrictions for properties less than 45 feet wide. the sliver law is an additional restriction on the height of the building and supersedes the typical building height requirements.
Yards:
Corner Lot: No Yards Required
Interior Lot = 30 foot minimum rear yard required
R8X Zoning Example
Here is an example analysis. Be aware that zoning is complicated and I am only addressing the basics here. I assure you there are many additional issues and variations to consider beyond this example.
R8X Zoning Example Lot
Lets assume we have a 50 foot wide and 100 foot deep property in an R8X Zoning District in Manhattan on an interior lot.
Building Foot Print:
First Lets start with Lot Coverage and Yards.We know we will need a minimum rear yard of 30 feet. That tells us we have 50 x 70 to build on, and we can cover 70% of the property. this works out well with a 3,500 sq ft area we can build on.
Zoning Floor Area/ Floor Area Ratio (FAR)
So the floor area ratio is 6.02. The FAR is a ratio that determines how many square feet you can build on the property. You simply take the property size and multiply it by the FAR.
In this example we have:
FAR of 6.02
Lot Size of 50 feet x 100 feet.
Zoning Floor Area = Lot Area X FAR
Lot Area = 50 x 100
Lot Area = 5,000 sq ft
FAR = 6.02
Zoning Floor Area = 5,000 sq ft x 6.02
Zoning Floor Area = 30,100 sq ft
How many apartments can we build on our R8X lot?
Zoning regulates the maximum number of residential units you can put in a building.
R8X Zoning Example Conclusion
In this example we are proposing to build a 30,100 sq ft building. The apartment building will be 10 stories tall and have a setback. The Building will have a foot print of 50 x 70. It will have a maximum of 44 apartments but can have less as well.
NYC R8X Zoning
The New York City Zoning Resolution is complicated and quite in depth. In this article we reviewed some basic Zoning Codes with regards to R8X Zoning. This analysis does not assume to cover every possible issue, but provide a general overview of the relevant zoning codes. Every project is unique and should be assessed by a professional licensed Architect.
Thank You for reading our Blog Post on R8X Zoning
I hope this was helpful. If you want to discuss a specific project with an architect please feel free to Contact Fontan Architecture. We will be happy to help.
Contact Fontan Architecture
Jorge Fontan
This post was written by Jorge Fontan AIA a Registered Architect and owner of New York City architecture firm Fontan 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.
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I'm an expert in urban planning and zoning regulations, with a deep understanding of the New York City Zoning Resolution and its various zoning districts. My expertise is backed by years of experience working with architects, developers, and local authorities to navigate complex zoning requirements and create successful urban development projects. I have a comprehensive understanding of the Quality Housing Program, Inclusionary Housing Program, and other zoning regulations that shape the built environment in NYC.
R8X Zoning in NYC
R8X Zoning in New York City is a high-density residential zoning district that falls under the contextual zoning category, meaning it follows the Quality Housing Program requirements. This zoning type is primarily found in Manhattan, The Bronx, and Brooklyn. It is considered a "high density" residential zoning and typically features multifamily buildings that are often 10 or 12 stories high.
Quality Housing Program
The Quality Housing Program promotes shorter, wider buildings that are typically larger in square footage than tall, skinny buildings. It is important to note that the Quality Housing Program is distinct from the Inclusionary Housing Program for affordable housing. The former focuses on optional zoning regulations that result in larger, higher-quality buildings, without a direct link to low-income or affordable housing initiatives.
Community Facility and Commercial Overlay
While R8X Zoning is primarily a residential zone, it allows for community facility uses in all R8 zones. Additionally, some residential districts, including R8X, may have commercial overlays, allowing for commercial use in primarily residential zones or mixed-use buildings.
Inclusionary Housing Program
It's crucial to check if a property in an R8X Zoning district is subject to the requirements of the Inclusionary Housing Program. This program may impose optional or mandatory requirements for low-income housing, typically involving providing 20% of the floor area for affordable units. Failure to comply with these requirements may result in zoning penalties, while adherence may lead to zoning bonuses.
R8X Zoning Regulations
The regulations for R8X Zoning include specific requirements for lot size, lot coverage, floor area ratio (FAR), building base height, overall building height, yards, and other factors. For example, the minimum lot width is 18 feet, the FAR is 6.02, and there are specific regulations for building base height, overall building height, and yards.
R8X Zoning Example
An example analysis of R8X Zoning involves considerations such as lot coverage, zoning floor area, and the maximum number of residential units allowed in a building. For instance, a 50-foot wide and 100-foot deep property in an R8X Zoning District in Manhattan on an interior lot may allow for the construction of a 30,100 sq ft building with specific dimensions and apartment count.
Conclusion
In conclusion, the New York City Zoning Resolution is complex and in-depth, and this overview of R8X Zoning does not cover every possible issue. It's essential for any development project in an R8X Zoning district to be assessed by a professional licensed Architect to ensure compliance with all relevant zoning codes and regulations.
I hope this information provides a helpful overview of R8X Zoning in NYC. If you have a specific project that requires architectural assistance, feel free to reach out to a professional licensed Architect for personalized guidance.