New York City Zoning Code & FAR Rules
Data version: Q2 2026 · Last updated 2026-05-13
TL;DR. New York City has over 100 zoning district designations managed by the NYC Department of City Planning. The Zoning Resolution divides the city into Residential (R1-R10), Commercial (C1-C8), and Manufacturing (M1-M3) districts. Density is controlled primarily through Floor Area Ratio (FAR) — from 0.5 in R1 zones to 10.0 in R10. The 2024 City of Yes reforms legalized ADUs citywide. Buildability™ returns your exact zoning, FAR, and development rights for any NYC address.
NYC zoning districts and FAR
R1-R5 (Low-Density): single/two-family homes, 0.5-1.25 FAR, 35-60 ft height. R6-R7 (Medium-Density): mid-rise apartments, 2.43-4.0 FAR, contextual design rules. R8-R10 (High-Density): towers with 6.0-10.0 FAR, the highest residential density in the U.S. Commercial overlays (C1-C2) allow ground-floor retail in residential districts. MX (Mixed-Use) pairs M1 manufacturing with residential.
City of Yes zoning reforms (2024)
NYC adopted City of Yes in 2024, the most significant zoning reform in decades. Key changes: ADUs legalized citywide (basement apartments, garage conversions, backyard cottages). Transit-oriented development expanded near subway stations. Reduced parking mandates. Small-medium apartment buildings (town center zoning) allowed in more areas. These reforms significantly expand buildability for homeowners and small developers across all five boroughs.
ULURP and approval pathways
By-right projects go directly to DOB (Department of Buildings) for permit. Projects requiring rezonings, special permits, or large-scale development go through ULURP (Uniform Land Use Review Procedure): Community Board review, Borough President review, City Planning Commission vote, and City Council vote — minimum 7 months. BSA (Board of Standards and Appeals) handles variances. Buildability™ identifies whether your project is by-right or requires discretionary approval.
Permit process and timeline
DOB processes building permits through DOB NOW portal. By-right residential: 4-12 weeks. Projects requiring ULURP: 6-24+ months. Permit costs: $5,000-$20,000 for residential, $100,000+ for large commercial. Inclusionary Housing Program requires 20% affordable units for density bonuses. NYC construction costs are among the highest in the world.
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