New York City Zoning R2X

NYC zoning resolution plays a crucial role in determining how land can be used and developed.

The zoning designation “R2X” refers to a specific residential district in New York City with distinct guidelines allocated for low-density housing. In this article, I’ll break down the general idea and requirements for the R2X zoning district, focusing on its applicable use like, lot requirements, yard setbacks, and other critical guidelines that govern residential and community facilities.

What is Zoning R2X?

Zoning R2X is a contextual single-family detached residential district. It primarily accommodates detached single-family homes and limits development to preserve the low-density character of the neighborhood. This zone is designed to maintain a suburban-like atmosphere, with requirements that support open space and low-rise buildings.

Applicable Use: Residential and Community Facilities

The R2X zoning district primarily allows for:

1. Single-Family Detached Homes: R2X is specifically intended for single-family detached residences, which means that the dwelling must be designed for one family only and should not share any walls with neighboring houses.
2. Community Facilities: In addition to residential use, community facility uses falling under Use Group 3 and 4 are permitted. These can include schools, libraries, and medical facilities that serve the local community.

It’s important to note that semi-detached and multi-family dwellings are not allowed in this zone, making R2X a strict single-family residential area.

*Update: the applicable use group is amended and replaced by the new Zoning Use Group on July 1, 2024. The new zoning update must be used for any New Building, Alteration, Building Schedule of Occupancy, etc.

Bulk Regulations for R2X Zones

Bulk regulations control the size and placement of buildings on a lot. For R2X, these rules are set to maintain a balance between building size and open space.

Lot Requirements

• Minimum Lot Area: Properties in R2X must have a minimum lot area of 2,850 square feet. This helps ensure adequate space between homes, reinforcing the low-density character of the neighborhood.
• Minimum Lot Width: Each lot should be at least 30 feet wide, providing room for detached homes with proper side yards.

Yard Setbacks

Yard requirements ensure that homes are set back from the street and neighboring properties, creating a more open and spacious environment.

• Front Yard: A minimum front yard of 15 feet is required, allowing space for landscaping and separating homes from the public sidewalk.
• Side Yards: Detached homes must have two side yards, with each side yard measuring at least 2 feet. The total width of both side yards combined must be at least 10 feet.
• Rear Yard: A minimum rear yard of 20 feet is mandatory, offering a backyard area for outdoor activities and privacy.

Building Size and Maximum Heights

To preserve the neighborhood’s character, the R2X zoning district imposes limits on building heights and lot coverage.

• Maximum Perimeter Wall: The height of the perimeter wall is limited to 21 feet, which keeps homes at a lower, more uniform height.
• Maximum Street Wall: Similarly, the maximum street wall height is also 21 feet.
• Maximum Building Height: Buildings in R2X can rise to a maximum height of 35 feet, including the roof structure.
• Floor Area Ratio (FAR): The FAR for residential properties is 0.85, meaning the total floor area of the building cannot exceed 85% of the lot area. However, with an attic allowance, this can increase to 1.02. For community facilities, the FAR is capped at 1.0.

Sky Exposure Plane: Not Applicable

Unlike other zoning districts, the sky exposure plane regulations, which control the slope of the building as it rises to preserve light and air, do not apply in R2X zones.

Parking Requirements in R2X Zones

Parking is a crucial aspect of any residential district. In R2X zones, the parking requirement is simple: 1 parking space per dwelling unit. This ensures that each family has adequate space for vehicle parking, reducing street congestion and maintaining the residential quality of the area.

Conclusion

NYC Zoning Resolution in the R2X district is designed to maintain a suburban feel in densely populated urban areas like New York City. By requiring single-family detached homes and setting strict limits on building heights, lot coverage, and yard setbacks, R2X helps to create a neighborhood environment that feels open, quiet, and low-density.

Understanding these zoning regulations is essential for developers, architects, and homeowners looking to build or modify properties in R2X areas. By adhering to these guidelines, they can ensure their projects contribute positively to the community’s character while also complying with New York City’s zoning laws.

For any homeowner or developer looking to navigate zoning laws, particularly in the R2X district, it’s always recommended to consult with zoning experts or architects who are familiar with these detailed regulations. This will help avoid legal complications and ensure that the development aligns with the community’s expectations and zoning requirements.

Source: DOB