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Zoning FAQ
You can determine the zoning designation of your property quickly and easily by using our online tool, ZoLa (Zoning and Land Utilise Application). You tin look up all relevant zoning information by providing the address or cake and lot number of the property in question.
One time you've institute your property using ZoLA, click on the hyperlink for your zoning designation. This will take you to an overview describing the types of buildings you can construct in your zoning district.
If your holding has both an R designation and a C1 or C2 designation, and then your holding is in what is known as a "commercial overlay." This ways you can build a residential edifice with ground-floor commercial (or in some cases 2 floors of commercial). Other types of combinations are often caused when a property crosses a zoning district boundary. Special regulations in Article 7, Chapter 7 explain how to make up one's mind what height, setback, floor area, and use regulations apply to your belongings.
Generally, no. Any new edifice permit filed after a zoning change must comply with the zoning regulations that are in place at the fourth dimension. However, later a zoning change, any legally-built existing edifice is considered "grandfathered" and is afforded special rights to repair and rebuild in the event of damage or destruction. Please encounter Article V of the Zoning Resolution for more information on damage and destruction of existing grandfathered (chosen "non-complying" and "not-conforming") buildings.
Variances from the existing zoning are possible. Applications for a variance are considered by the City'southward Lath of Standards & Appeals (BSA). Property owners seeking a variance must demonstrate that there are "practical difficulties or unnecessary hardships" they face in meeting the zoning regulations. Run across Article Vii, Chapter ii of the Zoning Resolution for regulations applying to variances, or contact the BSA to learn more.
As-of-right development complies with the rules found in the Zoning Resolution and does not crave whatever review from the Section of City Planning. The Department of Buildings reviews the building plans to make up one's mind compliance with the Zoning Resolution and the Building Code and issues building permits accordingly.
The FAR determines how much floor area you tin accept in your building relative to the size of your lot. Please annotation that this is not ever equivalent to the number of stories y'all can build. FAR can exist utilized on a site in a number of different ways. Yous can acquire by visiting DCP Glossary.
The number of dwelling units allowed on whatsoever given lot is controlled by zoning. (Other regulations, such as the NYC Construction Code and NYS Multiple Home Police force, as well control the size and shape of dwelling units.) The method of calculating the maximum number of units is explained in Section 23-22 of the Zoning Resolution.
Yes. If edifice a residential building in an R1 through R5 district, you lot will have to provide ii front yards, one on each street. (In an R1-2 district, i front yard must be twenty feet; the other 15. In an R3 district, one front thou must be at least ten feet.) For a rectangular lot, the other two yards will be considered side yards (not rear yards), one of which must be at least xx feet deep. For other types of buildings, contact the Zoning Assistance Desk for more information.
Aye. If located in a required side or rear 1000, and then the structure must not exceed 10 feet in height. Garages and sheds are not permitted in front yards. If located anywhere else on your property, and so information technology must comply with the underlying height, setback, and flooring area requirements of your district.
The Edifice Code regulates the height of fences. Mostly, in residence districts, the maximum elevation of a fence constructed along a front lot line is iv feet above ground level. The maximum top of a debate along the side or rear lot line is six feet. In most instances, fences are considered permitted obstructions.
There are no zoning requirements about the material or orientation of a fence.
If yous are located in a Residence district, y'all may be able to convert the basis floor of your building to a "community facility" – this could include a wide range of not-turn a profit uses such as schools or houses of worship, as well every bit medical-related tenants such as doctor'due south or dentist's offices. (Encounter Section 22-00) Nonetheless, retail or other commercial tenants are only permitted in Commercial Districts.
Yes, just limitations apply. Department 12-ten of the Zoning Resolution defines "home occupations" and limits them to 25% of the size of habitation, or 500 square feet, whichever is less. Domicile-based businesses may simply sell goods produced on site, and must not touch on the character of the residential area. Additionally, the following business are not permitted as domicile occupations: advertisement or public relations agencies, barber shops, dazzler parlors, animal stables or kennels, electrolysis offices, interior decorators' offices or workshops, ophthalmic dispensing, pharmacies, real manor or insurance offices, stockbrokers' offices, or veterinarian'southward offices.
No. All new buildings and changes to existing buildings must abide by the zoning regulations that are currently in place, even if many nearby buildings predate the zoning change, and even if the zoning alter was only made recently.
Notice your property using our online database ZoLa. Then, nether "Zoning and Land Use" turn on "Zoning Map Amendments". Areas which accept been rezoned since 2002 will be highlighted; click on the highlighted area for more than specific data.
Zoning district changes can be proposed by private citizens, urban center agencies, or elected officials. The proposed changes need to brand land use sense in the context of surrounding uses and existing zoning designations. Zoning changes get through the 
Uniform Country Use Review Procedure (ULURP). This procedure includes review by and recommendations from the affected community board(s) and the Borough President. The City Planning Committee and ultimately the City Council decide whether to approve the zoning modify. The community boards and the Urban center Planning Commission are required to concord public hearings, and the Borough President and the City Council have the option to do so.
Some land apply deportment are not permitted as-of-right and crave review past the Urban center Planning Committee. These actions are categorized every bit Special Permits or Authorizations. Some more limited special permits are reviewed by some other agency, the Board of Standards and Appeals.
Check ZoLa to run into if your property is in a residence, commercial or manufacturing district. To decide what signs are allowed in your zoning commune, and the proper location and size of signs and if they can exist illuminated or flashing, refer to the following sections of the Zoning Resolution in:
Residence Districts: 22-30
Commercial Districts: 32-60
Manufacturing Districts: 42-50
For information on special permits issued past the City Planning Commission since 1977, visit our online Zoning Application Portal (ZAP). If a edifice was constructed prior to 1977 and may have received a special let prior to this date, contact the Zoning Segmentation at (212) 720-3325.
A list of City Planning Commission reports from 1938 to the present is also available in a database, searchable by fields including community district, vote appointment and ULURP number.
An Due east-designation on a property means that the property was the subject of a zoning action or zoning change and that environmental requirements related to possible impacts from air, noise or hazardous materials are associated with the property. These potential environmental conditions would need to be addressed before the holding could be redeveloped under the new zoning. For more than information, visit our E-Designation 'Frequently Asked Questions' page.
A formal Zoning Verification Letter (ZVL) tin can be provided by our Zoning Sectionalisation for a fee of $110 for each letter.
To asking a ZVL, please fill up out the online form at the following address: https://forms.gle/D7yZmWdw6bZWAPd29
In addition to filling out the online course, a check for $110, fabricated out to the "NYC Section of City Planning" must be submitted for each request. Please include the borough, block and lot for the request on the check's memo line. The check must be mailed to:
NYC Section of Urban center Planning
ATTN: ZONING VERIFICATION LETTER
120 Broadway, 31st Flooring
New York, NY 10271
Delight allow 10 business organization days from the time the payment is received for the issuance of the zoning verification letter.
Delight contact the DCP FOIL officeholder, Wendy Niles, at (212) 720-3208.
Please contact Yvette Gruel in DCP's Land Apply Review partitioning, at (212) 720-3370.
This is a simple calculation requiring you to deduct the amount of floor area your existing edifice contains from the maximum allowable floor expanse permitted in your district. (As an example, on a 10,000 square pes belongings, in a district allowing 4.0 FAR, the maximum floor area permitted would be 40,000 square feet. If an existing building on this holding contained 15,000 square feet, then 25,000 square feet would be able to be transferred.) Delight note that square footages of existing buildings listed in ZoLA are approximations. An builder can aid y'all with calculating the verbal amount of flooring area contained in your building.
The transfer of evolution rights (commonly known as selling "air rights") is recorded through the filing of a declaration with the Metropolis Annals. You tin can look up the property records, including such declarations, for a holding past visiting the Department of Finance's online database, ACRIS.
In full general, the Zoning Division does non provide written explanations or interpretations of zoning provisions, and does non review, nor offering recommendations on, specific development proposals. In instances where the text is vague or deficient, questions can be resolved through a decision by the Department'south Zoning Interpretations Group. Delight contact the Zoning Help Desk with requests for interpretation.
This data is available on ZoLa under the " Historic Districts" option in " Supporting Zoning Layers". Any further information regarding landmarks and historic districts can be found at the Landmarks Preservation Commission at (212) 669-7700.
To determine if you able to apply for a sidewalk café allow, visit ZoLa and click on "Sidewalk Cafes" under "Supporting Zoning Layers". If you demand farther assistance, call the Zoning Help Desk-bound at (212) 720-3291. To obtain an bodily permit, yous will demand to contact the Department of Consumer Affairs at (212) 504-4115.
Customs facilities are immune in almost Residence and Commercial districts as-of-right, and by special permit in others. Decide the specific zoning district of your block past visiting ZoLa. In one case yous know your specific zoning district, yous tin can observe the use regulations for Residence Districts in Section 22-ten, Commercial Districts in section 32-10, and Manufacturing Districts in Section 42-10.
All complaints, including noise complaints, should be directed to 311.
The installation of new curb cuts volition crave that the locations comply with zoning regulations. Curb cut regulations in Residence districts tin can vary, while generally curb cuts are permitted in Commercial and Manufacturing Districts provided they are non located within l feet of an intersection. Contact the Zoning Aid Desk for assistance with zoning requirements for new curb cuts. For more information on how to obtain the necessary permits, click hither.
Oftentimes, this is non a zoning issue. The mutual situation is that two neighbors entered into an informal agreement to share a driveway between their ii properties. Unless this understanding was recorded in the deed to your property by designating an easement, your neighbor has a right to erect a fence on their property line. You can contact an attorney to review the human action, or, if you nevertheless suspect the argue is illegal, you can contact the Department of Buildings to asking an inspector's visit.
Source: https://www1.nyc.gov/site/planning/zoning/zoning-faq.page
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