R11 is a residential zoning district governed by ZR 23-22, with residential far of 12, a maximum building height of 255 feet.
These are the figures the engine applies when it models a lot in R11. Where a rule differs between a narrow and a wide street, both are shown.
| Residential FAR | 12 | ZR 23-22 |
|---|---|---|
| Community facility FAR | 12 | ZR 23-22 |
| Commercial overlay FAR | 2 | ZR 33-121 |
| City of Yes (UAP) maximum FAR | 15 | ZR 27-16 |
| Base minimum — wide street | 125 ft | ZR 23-22 |
|---|---|---|
| Base maximum — wide street | 155 ft | ZR 23-22 |
| Max height — wide street | 255 ft | ZR 23-22 |
| Setback — wide street | 10 ft | ZR 23-22 |
| Base maximum — narrow street | 155 ft | ZR 23-22 |
| Max height — narrow street | 255 ft | ZR 23-22 |
| Setback — narrow street | 15 ft | ZR 23-22 |
| Max height with City of Yes affordability | 325 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 — corner lot | 100% |
| 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 | 12 | ZR 27-131 |
| MIH maximum FAR where mapped | 15 | ZR 27-131 |
At 12 FAR, a 10,000 square foot lot in R11 carries roughly 120,000 square feet of zoning floor area, which at a 680 square foot dwelling unit factor is about 176 units.
That is the ceiling, not the answer. The height envelope, required yards, lot shape, street width, overlays and any special district all cut into it. Running the real lot is the only way to know which constraint binds first.
A section through the R11 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 R11, 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 R11 rules we have mirrored and checked by hand. Check us against them.
“R11A 2 R11 60 155 255 155 325”
“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.”
“R11A 2 R11 60 155 255 155 325”
“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 .”
“a setback with a depth of at least 15 feet shall be provided from any street wall fronting on a narrow street”
R11 has a residential far of 12, set by ZR 23-22. On a 10,000 square foot lot that is about 120,000 square feet of zoning floor area before any bonus, and before the height envelope and yard requirements are applied.
The maximum building height in R11 is 255 feet on a wide street, with a street wall rising to between 125 and 155 feet before a required setback. Height is measured and applied under ZR 23-22.
Yes. Under the Universal Affordability Preference, R11 rises from 12 to 15 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 R11, floor area rises from 12 to 15, a gain of 3. 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.