NYC Zoning Handbook:
Residential Districts: R10
R10 is the highest density* residential district. This
density is found on major avenues and crosstown streets south
of 96th Street in Manhattan and in the Manhattan and Brooklyn
central business districts. The permitted FAR of 10.0 can be
increased to 12.0 if a large plaza, arcade or lower-income
housing is provided. (12.0 FAR is the maximum residential
density permitted by the State Multiple Dwelling Law.) The
intent of the plaza bonus is to encourage open space. Where a
plaza, arcade or lower-income housing is provided, density
can reach 700 dwelling units per acre. Parking is required
for 40 percent of the units in new developments. (R10-H is a
special residential district mapped along Central Park South
in which commercial hotels may be built by special permit.)
The Quality Housing Program is optional in R10 districts.
*Density maximums (the number of dwelling units per acre) are
based on an average of 2 l/2 zoning rooms per dwelling unit.
Basic Data
R10: General residence district
- Maximum FAR: 10.0 (to 12.0 with plaza, arcade or lower-income housing)
- Minimum OSR: None
- Minimum lot area per room: 30 to 24.9 square feet
- Maximum rooms per acre: 1,452 to 1,749
- Required parking: 40% of dwelling units
- Quality Housing Program: Optional
