R6 Zoning District — New York City
R6 is a medium-density General Residence District (NYC Zoning Resolution § 11-122) in New York City.
R6 at a glance
It principally allows housing and community facilities. As of right, the maximum residential FAR is 2.2. 67,738 tax lots citywide carry R6 as their primary zoning designation.
Bulk rules for R6
| Context | Residential FAR | Community facility FAR | Max lot coverage | Heights | Citation |
|---|---|---|---|---|---|
| As of right | 2.2 | 4.8 | 80% | Base 30–45 ft · Max 55 ft | NYC Zoning Resolution § 23-22, § 23-432 footnote 2, § 23-431, § 24-11 |
| Qualifying affordable housing | 3.9 | 4.8 | 80% | Base 30–65 ft · Max 85 ft | NYC Zoning Resolution § 23-22, § 23-432 footnote 2, § 23-431, § 24-11 |
| Qualifying affordable housing — wide street | 3.9 | 4.8 | — | Base 40–65 ft · Max 95 ft | NYC Zoning Resolution § 23-432 footnote 1, § 23-431, § 24-11 |
| Wide street | 3 | 4.8 | 80% | Base 40–65 ft · Max 75 ft | NYC Zoning Resolution § 23-22 footnote 1, § 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 R6
- 2049 Bartow Avenue5,048,550 sq ft lot · 2.68 built FAR · built 1969
- 163-15 Baisley Boulevard4,672,960 sq ft lot · 1.49 built FAR · built 1962
- 9 Metropolitan Oval1,500,000 sq ft lot · 1.88 built FAR · built 1940
- 120 Erskine Place1,952,770 sq ft lot · 2.84 built FAR · built 1969
- 25 Metropolitan Oval951,289 sq ft lot · 2.31 built FAR
- 2 North 6 Street51,680 sq ft lot · 11.41 built FAR · built 2017
- 85 Commercial Street112,000 sq ft lot · 5.42 built FAR · built 2021
- 1409 Metropolitan Oval914,087 sq ft lot · 2.02 built FAR
- 14 Metropolitan Oval1,399,921 sq ft lot · 1.72 built FAR
- 486 Neptune Avenue211,538 sq ft lot · 4.42 built FAR · built 1964
- 325 Kent Avenue57,600 sq ft lot · 8.56 built FAR · built 2015
- 2830 Ocean Parkway539,730 sq ft lot · 3.34 built FAR · built 1962
R6 — quick questions
- What is the maximum residential FAR in R6?
- 2.2, as of right, per NYC Zoning Resolution § 23-22, § 23-432 footnote 2, § 23-431, § 24-11. Site-specific overlays, special districts, and waterfront rules can modify it — run a full lookup for a specific lot.
- Is R6 a contextual district?
- No. R6 is not a contextual district; its building envelope is governed by the district's general height and setback rules rather than a prescribed contextual envelope.
- How many tax lots are zoned R6?
- 67,738 tax lots citywide carry R6 as their primary zoning designation, per NYC municipal records as of 2026-10-05.
Keep learning
What do the R6 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 2026-10-05.