R6A Zoning District — New York City
R6A is a contextual, medium-density General Residence District (NYC Zoning Resolution § 11-122) in New York City.
R6A at a glance
It principally allows housing and community facilities. As of right, the maximum residential FAR is 3. 15,179 tax lots citywide carry R6A as their primary zoning designation.
Bulk rules for R6A
| Context | Residential FAR | Community facility FAR | Max lot coverage | Heights | Citation |
|---|---|---|---|---|---|
| As of right | 3 | 3 | 80% | Base 40–65 ft · Max 75 ft | NYC Zoning Resolution § 23-22, § 23-432, § 23-431, § 24-11 |
| Qualifying affordable housing | 3.9 | 3 | 80% | Base 40–65 ft · Max 95 ft | NYC Zoning Resolution § 23-22, § 23-432, § 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 R6A
- 123 Melrose Street86,512 sq ft lot · 4.45 built FAR · built 2019
- 10 Montieth Street84,363 sq ft lot · 3.73 built FAR · built 2017
- 128 5 Avenue70,008 sq ft lot · 3.8 built FAR · built 2023
- 218 Front Street49,537 sq ft lot · 4.67 built FAR · built 2023
- Hinsdale Street18,389 sq ft lot · 15.56 built FAR · built 2025
- 21-05 33 Street166,062 sq ft lot · 2.64 built FAR · built 1923
- 190 72 Street92,000 sq ft lot · 4.01 built FAR · built 1932
- 45-02 Ditmars Boulevard71,934 sq ft lot · 3.26 built FAR · built 1900
- 139-15 83 Avenue65,740 sq ft lot · 4.79 built FAR · built 1958
- 47-01 49 Street95,195 sq ft lot · 2.42 built FAR · built 1924
- 573 Emerald Street26,400 sq ft lot · 5.14 built FAR · built 2021
- 291 Union Street24,086 sq ft lot · 3.04 built FAR · built 2008
R6A — quick questions
- What is the maximum residential FAR in R6A?
- 3, as of right, per NYC Zoning Resolution § 23-22, § 23-432, § 23-431, § 24-11. Site-specific overlays, special districts, and waterfront rules can modify it — run a full lookup for a specific lot.
- Is R6A a contextual district?
- Yes. R6A 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 R6A?
- 15,179 tax lots citywide carry R6A as their primary zoning designation, per NYC municipal records as of 2026-10-05.
Keep learning
What do the R6A 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.