R10A Zoning District — New York City
R10A is a contextual, high-density General Residence District (NYC Zoning Resolution § 11-122) in New York City.
R10A at a glance
It principally allows housing and community facilities. As of right, the maximum residential FAR is 10. 820 tax lots citywide carry R10A as their primary zoning designation.
Bulk rules for R10A
| Context | Residential FAR | Community facility FAR | Max lot coverage | Heights | Citation |
|---|---|---|---|---|---|
| As of right | 10 | 10 | 80% | — | NYC Zoning Resolution § 23-22, § 24-11 |
| As of right — narrow street | 10 | 10 | 80% | Base 60–125 ft · Max 185 ft | NYC Zoning Resolution § 23-22, § 23-432 footnote 2, § 23-431, § 24-11 |
| As of right — wide street | 10 | 10 | 80% | Base 125–155 ft · Max 215 ft | NYC Zoning Resolution § 23-22, § 23-432 footnote 1, § 23-431, § 24-11 |
| Qualifying affordable housing | 12 | 10 | 80% | Max 235 ft | NYC Zoning Resolution § 23-22, § 24-11 |
| Qualifying affordable housing — narrow street | 12 | 10 | 80% | Base 60–155 ft · Max 235 ft | NYC Zoning Resolution § 23-22, § 23-432 footnote 2, § 23-431, § 24-11 |
| Qualifying affordable housing — wide street | 12 | 10 | 80% | Base 125–155 ft · Max 235 ft | NYC Zoning Resolution § 23-22, § 23-432 footnote 1, § 23-431, § 24-11 |
Values from the NYC Zoning Resolution, verified 2026-10-06; site-specific overlays, special districts, and waterfront rules can modify them — run a full lookup for a specific lot.
About residential districts
Residence districts principally allow housing and community facilities. Bulk rules in the NYC Zoning Resolution (§ 23-) control how much floor area a lot can carry and how tall and close to lot lines a building may be.
Contextual districts pair their floor-area ceilings with prescribed base and maximum building heights so new buildings mirror existing neighborhood form; non-contextual districts govern the envelope through more general height and setback rules, such as sky exposure planes. Commercial districts also allow residences under the rules of a residential-equivalent district, while manufacturing districts generally exclude new residences. Overlays and special purpose districts can modify any of this on a specific lot.
Example lots zoned R10A
- 2360 Broadway67,675 sq ft lot · 8.29 built FAR · built 1920
- 25 Central Park West50,208 sq ft lot · 11.08 built FAR · built 1931
- 115 Central Park West42,143 sq ft lot · 14.65 built FAR · built 1931
- 11 Riverside Drive76,300 sq ft lot · 9.04 built FAR · built 1950
- 2211 Broadway50,525 sq ft lot · 8.38 built FAR · built 1908
- 1325 1 Avenue40,866 sq ft lot · 13.72 built FAR · built 1963
- 211 Central Park West40,350 sq ft lot · 14.89 built FAR · built 1929
- 145 Central Park West34,532 sq ft lot · 14.2 built FAR · built 1890
- 300 Central Park West39,765 sq ft lot · 15.3 built FAR · built 1930
- 1522 2 Avenue28,401 sq ft lot · 14.99 built FAR · built 1974
- 200 East 72 Street15,000 sq ft lot · 26.36 built FAR · built 1979
- 350 East 79 Street21,649 sq ft lot · 16.85 built FAR · built 1989
R10A — quick questions
- What is the maximum residential FAR in R10A?
- 10, as of right, per NYC Zoning Resolution § 23-22, § 24-11. Site-specific overlays, special districts, and waterfront rules can modify it — run a full lookup for a specific lot.
- Is R10A a contextual district?
- Yes. R10A is a contextual district — its bulk rules pair floor-area ceilings with prescribed base and maximum building heights intended to mirror existing neighborhood form.
- How many tax lots are zoned R10A?
- 820 tax lots citywide carry R10A as their primary zoning designation, per NYC municipal records as of 2026-10-20.
Keep learning
What do the R10A rules mean for a specific lot?
PearlAudit resolves the governing zoning for any NYC tax lot — district, overlays, special districts — and cites the Zoning Resolution section behind every rule claim.
District data: NYC municipal records (Department of City Planning) and the NYC Zoning Resolution. See our sources and methodology. Parcel data as of 2026-10-20.