R6D Zoning District — New York City
R6D is a contextual, medium-density General Residence District (NYC Zoning Resolution § 11-122) in New York City.
R6D at a glance
It principally allows housing and community facilities. As of right, the maximum residential FAR is 2.5. 168 tax lots citywide carry R6D as their primary zoning designation.
Bulk rules for R6D
| Context | Residential FAR | Community facility FAR | Max lot coverage | Heights | Citation |
|---|---|---|---|---|---|
| As of right | 2.5 | 2.5 | 80% | Base 30–45 ft · Max 65 ft | NYC Zoning Resolution § 23-22, § 23-432, § 23-431, § 24-11 |
| Qualifying affordable housing | 3 | 2.5 | 80% | Base 30–55 ft · Max 75 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 R6D
- 2500 Coney Island Avenue11,765 sq ft lot · 0.61 built FAR · built 1931
- 107-04 Guy R Brewer Blvd20,000 sq ft lot · 1.19 built FAR · built 1995
- 107-52 Sutphin Boulevard6,042 sq ft lot · 1.23 built FAR · built 1931
- 109-02 Guy R Brewer Blvd3,000 sq ft lot · 2.16 built FAR · built 1931
- 107-44 Sutphin Boulevard12,000 sq ft lot · 0.58 built FAR · built 1931
- 107-29 Sutphin Boulevard2,096 sq ft lot · 2.58 built FAR · built 1931
- 107-20 Guy R Brewer Blvd2,243 sq ft lot · 1.85 built FAR · built 1931
- 109-06 Guy R Brewer Blvd2,500 sq ft lot · 1.9 built FAR · built 1931
- 107-13 Guy R Brewer Blvd4,000 sq ft lot · 1.18 built FAR · built 1931
- 107-50 Guy R Brewer Blvd5,750 sq ft lot · 0.99 built FAR · built 1940
- 109-57 Guy R Brewer Blvd2,000 sq ft lot · 1.5 built FAR · built 1931
- 109-01 Guy R Brewer Blvd1,817 sq ft lot · 1.78 built FAR · built 1920
R6D — quick questions
- What is the maximum residential FAR in R6D?
- 2.5, 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 R6D a contextual district?
- Yes. R6D 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 R6D?
- 168 tax lots citywide carry R6D as their primary zoning designation, per NYC municipal records as of 2026-10-20.
Keep learning
What do the R6D 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.