R2X is a residential zoning district governed by ZR 23-22, with residential far of 1.
These are the figures the engine applies when it models a lot in R2X. Where a rule differs between a narrow and a wide street, both are shown.
| Residential FAR | 1 | ZR 23-22 |
|---|---|---|
| Community facility FAR | 1 | ZR 23-22 |
| Commercial overlay FAR | 1 | ZR 33-121 |
| Front yard | 15 ft | ZR 23-45 |
|---|---|---|
| Side yard | 5 ft | ZR 23-46 |
| Rear yard | 20 ft | ZR 23-47 |
| Minimum lot area, practical | 3,325 sf | |
|---|---|---|
| Minimum lot width | 30 ft | |
| Parking spaces per dwelling unit | 1 | ZR 25-23 |
At 1 FAR, a 10,000 square foot lot in R2X carries roughly 10,000 square feet of zoning floor area.
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.
Every area of the city zoned R2X, 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 R2X rules we have mirrored and checked by hand. Check us against them.
“R1-1 R1-2 R1-2A R2 R2A R2X R3-1 R3-2 R3A R3X 35 35”
“For all other types of multiple dwelling residences , the applicable dwelling unit factor shall be 680.”
“R1-1 R1-2 R1-2A R2 R2A R2X R3-1 R3-2 R3A R3X 35 35”
“R2 R2A R2X R3X R3-1 R3-2 R4 R5 2,850 30”
“R2 R2A R2X R3X R3-1 R3-2 R4 R5 2,850 30”
“In R1 through R5 Districts, a rear yard with a minimum depth of five feet shall be provided where such rear lot line coincides with a side lot line of an adjoining zoning lot .”
Use groups permitted in R2 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.
R2X has a residential far of 1, set by ZR 23-22. On a 10,000 square foot lot that is about 10,000 square feet of zoning floor area before any bonus, and before the height envelope and yard requirements are applied.
R2X is not governed by a flat height cap in the quality housing tables; height is controlled by the sky exposure plane and the bulk rules shown above.
Source: NYC Planning zoning districts.