R9-1 is a residential zoning district governed by ZR 23-22, with residential far of 9, a maximum building height of 175 feet.
These are the figures the engine applies when it models a lot in R9-1. Where a rule differs between a narrow and a wide street, both are shown.
| Residential FAR | 9 | ZR 23-22 |
|---|---|---|
| Community facility FAR | 10 | ZR 23-22 |
| Commercial overlay FAR | 2 | ZR 33-121 |
| City of Yes (UAP) maximum FAR | 10.8 | ZR 27-16 |
| Base minimum — wide street | 105 ft | ZR 23-22 |
|---|---|---|
| Base maximum — wide street | 125 ft | ZR 23-22 |
| Max height — wide street | 175 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 | 165 ft | ZR 23-22 |
| Setback — narrow street | 15 ft | ZR 23-22 |
| Max height with City of Yes affordability | 215 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% | |
| Street wall, minimum at base | 70% | |
| 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 | 9 | ZR 27-131 |
| MIH maximum FAR where mapped | 10.8 | ZR 27-131 |
At 9 FAR, a 10,000 square foot lot in R9-1 carries roughly 90,000 square feet of zoning floor area, which at a 680 square foot dwelling unit factor is about 132 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 R9-1 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 R9-1, from NYC Planning’s published zoning district layer.
Use groups permitted in R9 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.
R9-1 has a residential far of 9, set by ZR 23-22. On a 10,000 square foot lot that is about 90,000 square feet of zoning floor area before any bonus, and before the height envelope and yard requirements are applied.
The maximum building height in R9-1 is 175 feet on a wide street and 165 feet on a narrow street, with a street wall rising to between 105 and 125 feet before a required setback. Height is measured and applied under ZR 23-22.
Yes. Under the Universal Affordability Preference, R9-1 rises from 9 to 10.8 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 R9-1, floor area rises from 9 to 10.8, a gain of 1.8. 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.