R10 is a residential zoning district governed by ZR 23-22, with the bulk rules below, a maximum building height of 215 feet.
These are the figures the engine applies when it models a lot in R10. Where a rule differs between a narrow and a wide street, both are shown.
| Community facility FAR | 10 | ZR 23-22 |
|---|---|---|
| Commercial overlay FAR | 2 | ZR 33-121 |
| City of Yes (UAP) maximum FAR | 12 | ZR 27-16 |
| Base minimum — wide street | 60 ft | ZR 23-22 |
|---|---|---|
| Base maximum — wide street | 155 ft | ZR 23-22 |
| Max height — wide street | 215 ft | ZR 23-22 |
| Setback — wide street | 10 ft | ZR 23-22 |
| Base maximum — narrow street | 125 ft | ZR 23-22 |
| Max height — narrow street | 185 ft | ZR 23-22 |
| Setback — narrow street | 15 ft | ZR 23-22 |
| Max height with City of Yes affordability | 235 ft | ZR 23-432 |
| Sky exposure plane begins | 85 ft | ZR 23-432 |
| Front yard | 0 ft | ZR 23-45 |
|---|---|---|
| Side yard | 0 ft | ZR 23-46 |
| Rear yard | 20 ft | ZR 23-47 |
| Lot coverage — interior lot | 80% | |
| Lot coverage — corner lot | 100% | |
| Qualifying ground floor eligible | Yes |
| Dwelling unit factor | 680 sf per unit | ZR 23-52 |
|---|---|---|
| Minimum lot area, practical | 1,700 sf | |
| Parking spaces per dwelling unit | 0.4 | ZR 25-23 |
| MIH base FAR | 10 | ZR 27-131 |
| MIH maximum FAR where mapped | 12 | ZR 27-131 |
A section through the R10 envelope, drawn to scale from the figures in the table above. The solid shape is as of right; where the district carries a City of Yes uplift, the dashed outline is what affordable housing adds.
Diagrammatic. It shows the governing heights and the setback on a regular lot, not your lot: the sky exposure plane, lot shape, corner conditions and any overlay all reshape this in practice.
Every area of the city zoned R10, from NYC Planning’s published zoning district layer.
The sentences below are quoted verbatim from the Zoning Resolution text the engine is built against, for the R10 rules we have mirrored and checked by hand. Check us against them.
“For all other types of multiple dwelling residences , the applicable dwelling unit factor shall be 680.”
“In the districts indicated, no front yard requirements shall apply.”
“Single- or two-family detached or zero lot line R6 - R12 2,375 25”
“Single- or two-family detached or zero lot line R6 - R12 2,375 25”
“In R6 through R12 Districts, no rear yard shall be required where such rear lot line coincides with a side lot line of an adjoining zoning lot .”
“in no event shall the minimum depth of a required yard , or portion thereof, be reduced to less than 20 feet.”
“a setback with a depth of at least 15 feet shall be provided from any street wall fronting on a narrow street”
“a setback with a depth of at least 10 feet shall be provided from any street wall fronting on a wide street”
Use groups permitted in R10 districts:
Underbuilt here means a lot of at least 2,500 square feet, built to less than half its residential floor area, in private hands, with at least 20,000 square feet of unused capacity. From PLUTO 26v2. How we counted.
R10 does not carry a residential floor area ratio. See the bulk table above for the floor area the district does permit.
The maximum building height in R10 is 215 feet on a wide street and 185 feet on a narrow street, with a street wall rising to between 60 and 155 feet before a required setback. Height is measured and applied under ZR 23-22.
Yes. Under the Universal Affordability Preference, R10 rises from its base FAR to 12 where the additional floor area is permanently affordable housing. That is an as-of-right increase, not a discretionary action.
Where MIH is mapped on a lot in R10, floor area rises from 10 to 12, a gain of 2. MIH applies only where the City has mapped it, so it is a property-by-property question rather than a district-wide one.
Source: NYC Planning zoning districts.