R11A is a residential zoning district governed by ZR 23-22, with the bulk rules below, a maximum building height of 255 feet.
These are the figures the engine applies when it models a lot in R11A. Where a rule differs between a narrow and a wide street, both are shown.
| 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 |
A section through the R11A 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 R11A, 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 R11A 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.”
“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 .”
R11A 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 R11A 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.
Source: NYC Planning zoning districts.