R9X Zoning District — New York City
R9X is a contextual, high-density General Residence District (NYC Zoning Resolution § 11-122) in New York City.
R9X at a glance
It principally allows housing and community facilities. As of right, the maximum residential FAR is 9. 50 tax lots citywide carry R9X as their primary zoning designation.
Bulk rules for R9X
| Context | Residential FAR | Community facility FAR | Max lot coverage | Heights | Citation |
|---|---|---|---|---|---|
| As of right | 9 | 9 | 80% | — | NYC Zoning Resolution § 23-22, § 24-11 |
| As of right — narrow street | 9 | 9 | 80% | Base 60–125 ft · Max 165 ft | NYC Zoning Resolution § 23-22, § 23-432 footnote 2, § 23-431, § 24-11 |
| As of right — wide street | 9 | 9 | 80% | Base 105–125 ft · Max 175 ft | NYC Zoning Resolution § 23-22, § 23-432 footnote 1, § 23-431, § 24-11 |
| Qualifying affordable housing | 10.8 | 9 | 80% | Max 215 ft | NYC Zoning Resolution § 23-22, § 24-11 |
| Qualifying affordable housing — narrow street | 10.8 | 9 | 80% | Base 60–155 ft · Max 215 ft | NYC Zoning Resolution § 23-22, § 23-432 footnote 2, § 23-431, § 24-11 |
| Qualifying affordable housing — wide street | 10.8 | 9 | 80% | Base 105–155 ft · Max 215 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 R9X
- 976 Lexington Avenue15,121 sq ft lot · 13.81 built FAR · built 1955
- 889 Lexington Avenue17,071 sq ft lot · 7.88 built FAR · built 1906
- 895 Lexington Avenue17,071 sq ft lot · 7.87 built FAR · built 1907
- 28 East 36 Street17,350 sq ft lot · 7.38 built FAR · built 1949
- 35 East 35 Street15,306 sq ft lot · 8.69 built FAR · built 1955
- 975 Lexington Avenue10,039 sq ft lot · 8.85 built FAR · built 1927
- 943 Lexington Avenue7,532 sq ft lot · 9.12 built FAR · built 1924
- 944 Lexington Avenue7,833 sq ft lot · 9.8 built FAR · built 1916
- 901 Lexington Avenue5,925 sq ft lot · 10.11 built FAR · built 1907
- 955 Lexington Avenue6,353 sq ft lot · 8.61 built FAR · built 1924
- 962 Lexington Avenue4,033 sq ft lot · 3.78 built FAR · built 1910
- 34 East 35th Street17,373 sq ft lot · 11.98 built FAR · built 2025
R9X — quick questions
- What is the maximum residential FAR in R9X?
- 9, 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 R9X a contextual district?
- Yes. R9X 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 R9X?
- 50 tax lots citywide carry R9X as their primary zoning designation, per NYC municipal records as of 2026-10-20.
Keep learning
What do the R9X 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.