R9 Zoning District — New York City
R9 is a high-density General Residence District (NYC Zoning Resolution § 11-122) in New York City.
R9 at a glance
It principally allows housing and community facilities. As of right, the maximum residential FAR is 7.52. 261 tax lots citywide carry R9 as their primary zoning designation.
Bulk rules for R9
| Context | Residential FAR | Community facility FAR | Max lot coverage | Heights | Citation |
|---|---|---|---|---|---|
| As of right | 7.52 | 10 | 80% | — | NYC Zoning Resolution § 23-22, § 24-11 |
| As of right — narrow street | 7.52 | 10 | 80% | Base 60–95 ft · Max 135 ft | NYC Zoning Resolution § 23-22, § 23-432 footnote 2, § 23-431, § 23-435, § 23-441(b), § 24-11 |
| As of right — wide street | 7.52 | 10 | 80% | Base 60–105 ft · Max 145 ft | NYC Zoning Resolution § 23-22, § 23-432 footnote 1, § 23-431, § 23-435, § 23-441(b), § 24-11 |
| Qualifying affordable housing | 9.02 | 10 | 80% | Max 185 ft | NYC Zoning Resolution § 23-22, § 24-11 |
| Qualifying affordable housing — narrow street | 9.02 | 10 | 80% | Base 60–135 ft · Max 185 ft | NYC Zoning Resolution § 23-22, § 23-432 footnote 2, § 23-431, § 23-435, § 23-441(b), § 24-11 |
| Qualifying affordable housing — wide street | 9.02 | 10 | 80% | Base 60–135 ft · Max 185 ft | NYC Zoning Resolution § 23-22, § 23-432 footnote 1, § 23-431, § 23-435, § 23-441(b), § 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 R9
- 10 East 102 Street16,507 sq ft lot · 21.45 built FAR · built 2013
- 525 West 52 Street38,058 sq ft lot · 11.73 built FAR · built 2015
- 1250 5 Avenue72,492 sq ft lot · 7.35 built FAR · built 1974
- 60 East 112th Street50,661 sq ft lot · 6.24 built FAR · built 2020
- 546 West 44 Street27,615 sq ft lot · 9.58 built FAR · built 2014
- 50 East 112th Street14,092 sq ft lot · 18.44 built FAR · built 2022
- 524 East 72 Street25,542 sq ft lot · 6.05 built FAR · built 1989
- 539 Vanderbilt Avenue10,621 sq ft lot · 17.89 built FAR · built 2020
- 572 11 Avenue16,969 sq ft lot · 10.85 built FAR · built 2016
- 1465 Park Avenue51,029 sq ft lot · 7.62 built FAR · built 2017
- 122 West 97 Street69,605 sq ft lot · 7.25 built FAR · built 1968
- 540 West 53rd Street17,171 sq ft lot · 8.01 built FAR · built 2016
R9 — quick questions
- What is the maximum residential FAR in R9?
- 7.52, 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 R9 a contextual district?
- No. R9 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 R9?
- 261 tax lots citywide carry R9 as their primary zoning designation, per NYC municipal records as of 2026-10-20.
Keep learning
What do the R9 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.