R9A Zoning District — New York City
R9A is a contextual, high-density General Residence District (NYC Zoning Resolution § 11-122) in New York City.
R9A at a glance
It principally allows housing and community facilities. As of right, the maximum residential FAR is 7.52. 359 tax lots citywide carry R9A as their primary zoning designation.
Bulk rules for R9A
| Context | Residential FAR | Community facility FAR | Max lot coverage | Heights | Citation |
|---|---|---|---|---|---|
| As of right | 7.52 | 7.5 | 80% | — | NYC Zoning Resolution § 23-22, § 24-11 |
| As of right — narrow street | 7.52 | 7.5 | 80% | Base 60–95 ft · Max 135 ft | NYC Zoning Resolution § 23-22, § 23-432 footnote 2, § 23-431, § 24-11 |
| As of right — wide street | 7.52 | 7.5 | 80% | Base 60–105 ft · Max 145 ft | NYC Zoning Resolution § 23-22, § 23-432 footnote 1, § 23-431, § 24-11 |
| Qualifying affordable housing | 9.02 | 7.5 | 80% | Max 185 ft | NYC Zoning Resolution § 23-22, § 24-11 |
| Qualifying affordable housing — narrow street | 9.02 | 7.5 | 80% | Base 60–135 ft · Max 185 ft | NYC Zoning Resolution § 23-22, § 23-432 footnote 2, § 23-431, § 24-11 |
| Qualifying affordable housing — wide street | 9.02 | 7.5 | 80% | Base 60–135 ft · Max 185 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 R9A
- 1184 River Avenue53,510 sq ft lot · 9.67 built FAR · built 2020
- 329 2 Avenue23,966 sq ft lot · 12.66 built FAR · built 1963
- 240 West 98 Street27,753 sq ft lot · 8.77 built FAR · built 1923
- 305 2 Avenue21,432 sq ft lot · 7.72 built FAR · built 1950
- 405 West 206th Street19,984 sq ft lot · 8.68 built FAR · built 2023
- 2 Lexington Avenue10,751 sq ft lot · 17.57 built FAR · built 1924
- 362 2 Avenue13,800 sq ft lot · 13.42 built FAR · built 1930
- 60 Gramercy Park North18,021 sq ft lot · 10.26 built FAR · built 1928
- 2681 Broadway16,248 sq ft lot · 14.41 built FAR · built 1927
- 2600 Broadway19,710 sq ft lot · 7.63 built FAR · built 1911
- 323 2 Avenue11,360 sq ft lot · 12.19 built FAR · built 1929
- 218 West 103rd Street10,789 sq ft lot · 8.78 built FAR · built 2023
R9A — quick questions
- What is the maximum residential FAR in R9A?
- 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 R9A a contextual district?
- Yes. R9A 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 R9A?
- 359 tax lots citywide carry R9A as their primary zoning designation, per NYC municipal records as of 2026-10-20.
Keep learning
What do the R9A 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.