About Zoning | Maps | Text | Reference | Glossary

About the Text | Access the Text | Amendment Index

The Web version of the Zoning Resolution of the City of New York includes all text amendments approved by the City Council up to November 13, 2008.   There is a brief period between the date the City Council adopts an amendment and the date that it is added to this online version of the Resolution. The Zoning Amendment Index, a chronological record of all zoning text amendments enacted since 1993, lists the effective date, section number and ULURP number of each new or modified section. Click Here to download all articles and appendices of the zoning text as one file (23.1 MB).   Article I - General Provisions   Chapter (Size) Contents Last Amended Chapter 1 (62k) Title, Establishment of Controls and Interpretation of Regulations 11-00 Title 11-10 Establishment and Scope of Controls, Establishment of Districts and Incorporation of Maps 11-20 Interpretation of Provisions 11-30 Building Permits Issued before Effective Date of Amendment 11-40 Exceptions, Variances, Authorizations or Permits 11-50 Separability 11-60 Violations 11-70 Effective Date 11/13/08 Chapter 2 (276k) Construction of Language and Definitions 12-00 Rules for Construction of Language 12-10 Definitions 11/13/08 Chapter 3 (52k) Comprehensive Off-Street Parking Regulations in Community Districts 1, 2, 3, 4, 5, 6, 7 & 8 in the Borough of Manhattan and a Portion of Community Districts 1 and 2 in the Borough of Queens 13-00 General Purposes 13-10 Permitted Accessory Off-Street Parking Spaces 13-20 Permitted Public Parking Lots 13-30 Permitted Public Parking Garages within the Long Island City Subject Area 13-40 Required Accessory Off-Street Parking Spaces 13-50 Special Permits and Authorizations 10/17/07 Chapter 4 (53 k) Sidewalk Cafe Regulations 14-00 General Purposes 14-10 Enclosed Sidewalk Cafes 14-20 Unenclosed Sidewalk Cafes 14-30 Small Sidewalk Cafes 14-40 Area Eligibility for Sidewalk Cafes 11/13/08 Chapter 5 (76k) Residential Conversion of Existing Non-Residential Buildings 15-00 General Purposes 15-10 Regulations Governing Conversions to Dwelling Units of Non-Residential Buildings in Residential and Commercial Districts, except C6-2M and C6-4M Districts 15-20 Regulations Governing Conversions to Dwelling Units of Non-Residential Buildings in C6-2M, C6-4M, M1-5M and M1-6M Districts 15-30 Minor Modifications 15-40 Special Permit 15-50 Referenced Commercial and Manufacturing Uses 10/23/08 Article II - Residence District Regulations Chapter (Size) Contents Last Amended Chapter 1 (34k) Statement of Legislative Intent 21-00 General Purposes of Residence Districts 21-10 Purposes of Specific Residence Districts 8/14/08 Chapter 2 (51k) Use Regulations 22-00 General Provisions 22-10 Uses Permitted As-of-Right 22-20 Uses Permitted by Special Permit 22-30 Sign Regulations 22-40 Supplementary Use Regulations 8/14/08 Chapter 3 (1.8mb) Bulk Regulations for Residential Buildings in Residence Districts 23-00 Applicability and General Purposes 23-10 Open Space and Floor Area Regulations 23-20 Density Regulations 23-30 Lot Area and Lot Width Regulations 23-40 Yard Regulations 23-50 Exceptions for Subdivision of Zoning Lots After Development 23-60 Height and Setback Regulations 23-70 Minimum Required Distance between Two or More Buildings on a Single Zoning Lot 23-80 Court Regulations and Minimum Distance between Windows and Walls or Lot Lines 23-90 Inclusionary Housing 7/23/08 Chapter 4 (368k) Bulk Regulations for Community Facility Buildings in Residence Districts 24-00 Applicability, General Purposes and Definitions 24-10 Floor Area and Lot Coverage Regulations 24-20 Applicability of Density Regulations to Zoning Lots Containing Both Residential and Community Facility Uses 24-30 Yard Regulations 24-40 Special Provisions for Zoning Lots Divided by District Boundaries 24-50 Height and Setback Regulations 24-60 Court Regulations and Minimum Distance between Windows and Walls or Lot Lines 7/23/08 Chapter 5 (103k) Accessory Off-Street Parking and Loading Regulations 25-00 General Purposes and Definitions 25-10 Permitted Accessory Off-Street Parking Spaces 25-20 Required Accessory Off-Street Parking Spaces for Residences 25-30 Required Accessory Off-Street Parking Spaces for Permitted Non-Residential Uses 25-40 Restrictions on Operation of Accessory Off-Street Parking Spaces 25-50 Restrictions on Location of Accessory Off-Street Parking Spaces 25-60 Additional Regulations for Permitted or Required Accessory Off-Street Parking Spaces 25-70 General Purposes 8/14/08 Chapter 6 (46k) Special Urban Design Guidelines - Streetscape Special Requirements for Developments in R9 and R10 Districts, Developments with Private Roads and Street Tree Planting 26-00 Applicability of this Chapter 26-10 Special Requirements for Developments in R9 and R10 Districts 26-20 Special Requirements for Developments with Private Roads 26-30 Special Requirements for Developments with Private Roads in Lower Density Growth Management Areas 26-40 Street Tree Planting and Planting Strip Requirements 4/30/08 Chapter 7 Special Urban Design Guidelines - Residential Plazas have been archived in Appendix E of the Zoning Resolution 10/17/07 Chapter 8 (37k) The Quality Housing Program 28-00 General Purposes 28-10 Neighborhood Impact 28-20 Building Interior 28-30 Recreation Space and Planting Areas 28-40 Safety and Security 28-50 Parking for Quality Housing 4/30/08 Article III - Commercial District Regulations Chapter (Size) Contents Last Amended Chapter 1 (27k) Statement of Legislative Intent 31-00 General Purposes of Commercial Districts 31-10 Purposes of Specific Commercial Districts 5/13/82 Chapter 2 (96k) Use Regulations 32-00 General Provisions 32-10 Uses Permitted As-of-Right 32-30 Uses Permitted by Special Permit 32-40 Supplementary Use Regulations 32-50 Special Provisions Applying along District Boundaries 32-60 Sign Regulations 10/29/07 Chapter 3 (352k) Bulk Regulations for Commercial or Community Facility Buildings in Commercial Districts 33-00 Applicability, Definitions and General Provisions 33-10 Floor Area Regulations 33-20 Yard Regulations 33-30 Other Special Provisions for Rear Yards 33-40 Height and Setback Regulations 33-50 Court Regulations and Minimum Distance between Windows and Walls or Lot Lines 4/30/08 Chapter 4 (37k) Bulk Regulations for Residential Buildings in Commercial Districts 34-00 Applicability and Definitions 34-10 Applicability of Residence District Bulk Regulations 34-20 Exceptions to Applicability of Residence District Controls 10/29/07 Chapter 5 (62k) Bulk Regulations for Mixed Buildings in Commercial Districts 35-00 Applicability and Definitions 35-10 General Provisions 35-20 Applicability of Residence District Bulk Regulations to Mixed Buildings 35-30 Applicability of Floor Area and Open Space Regulations to Mixed Buildings 35-40 Applicability of Density Regulations to Mixed Buildings 35-50 Modification of Yard Regulations for Mixed Buildings 35-60 Modification of Height and Setback Regulations for Mixed Buildings 7/23/08 Chapter 6 (166k) Accessory Off-Street Parking and Loading Regulations Off-Street Parking Regulations 36-00 General Purposes and Definitions 36-10 Permitted Accessory Off-Street Parking Spaces 36-20 Required Accessory Off-Street Parking Spaces for Commercial or Community Facility Uses 36-30 Required Accessory Off-Street Parking Spaces for Residences when Permitted in Commercial Districts 36-40 Restrictions on Location and Use of Accessory Off-Street Parking Spaces 36-50 Additional Regulations for Permitted or Required Accessory Off-Street Parking Spaces 36-60 General Purposes 11/28/07 Chapter 7 (178k) Special Urban Design Regulations 37-10 Applicability of Article II, Chapter 6, to Developments with Private Roads 37-20 Special Regulations for Lower Density Growth Management Areas in the Borough of Staten Island 37-30 Streetscape 37-40 Off-Street Relocation or Renovation of a Subway Stair 37-50 Requirements for Pedestrian Circulation Space 37-60 Publicly Accessible Open Areas Existing Prior to October 17, 2007 37-70 Public Plazas 37-80 Arcades 37-90 Parking Lots 4/30/08 Article IV - Manufacturing District Regulations Chapter (Size) Contents Last Amended Chapter 1 (25k) Statement of Legislative Intent 41-00 General Purposes of Manufacturing Districts 41-10 Purposes of Specific Manufacturing Districts 10/21/89 Chapter 2 (116k) Use Regulations 42-00 General Provisions 42-10 Uses Permitted As-of-Right 42-20 Performance Standards 42-30 Uses Permitted by Special Permit 42-40 Supplementary Use Regulations and Special Provisions Applying along District Boundaries 42-50 Sign Regulations 9/10/07 Chapter 3 (291k) Bulk Regulations 43-00 Applicability and General Provisions 43-10 Floor Area Regulations 43-20 Yard Regulations 43-30 Special Provisions Applying along District Boundaries 43-40 Height and Setback Regulations 43-50 Court Regulations and Minimum Distance between Windows and Walls or Lot Lines 43-60 Supplementary Regulations 4/30/08 Chapter 4 (69k) Accessory Off-Street Parking and Loading Regulations Off-Street Parking Regulations 44-00 General Purposes and Definitions 44-10 Permitted Accessory Off-Street Parking Spaces 44-20 Required Accessory Off-Street Parking Spaces for Manufacturing, Commercial or Community Facility Uses 44-30 Restrictions on Location and Use of Accessory Off-Street Parking Spaces 44-40 Additional Regulations for Permitted or Required Off-Street Parking Spaces 44-50 General Purposes 11/28/07 Article V - Non-Conforming Uses and Non-Complying Buildings Chapter (Size) Contents Last Amended Chapter 1 (23k) Statement of Legislative Intent 51-00 Purpose of Regulations Governing Non-Conforming Uses and Non-Complying Buildings 10/25/95 Chapter 2 (54k) Non-Conforming Uses 52-00 Definitions and General Provisions 52-10 Continuation of Non-Conforming Use 52-20 Repairs or Alterations 52-30 Change of Non-Conforming Use 52-40 Enlargements or Extensions 52-50 Damage or Destruction 52-60 Discontinuance 52-70 Termination of Certain Non-Conforming Uses after Amortization 52-80 Regulations Applying to Non-Conforming Signs 2/27/01 Chapter 3 (21k) Conforming Uses in Violation of Supplementary Use Regulations 53-00 General Provisions 53-10 Continuation 53-20 Change of Use 53-30 Enlargements or Extensions 4/23/64 Chapter 4 (30k) Non-Complying Buildings 54-00 General Provisions 54-10 Continuation of Use 54-20 Repairs or Alterations 54-30 Enlargements or Conversions 54-40 Damage or Destruction in Non-Complying Buildings 9/28/04 Article VI - Special Regulations Applicable to Certain Areas Chapter (Size) Contents Last Amended Chapter 1 (183k) Special Regulations Applying Around Major Airports 61-00 General Provisions 61-10 Flight Obstruction Areas for Major Airports 61-20 Height Restrictions 61-30 Definitions 61-40 Tables or Diagrams 10/25/93 Chapter 2 (1.7mb) Special Regulations Applying in the Waterfront Area 62-00 General Purposes 62-10 General Provisions 62-20 Special Use Regulations 62-30 Special Bulk Regulations 62-40 Requirements for Waterfront Public Access and Visual Corridors 62-50 Special Parking and Loading Regulations 62-60 Design Standards for the Waterfront Area 62-70 Special Review Provisions 62-80 Waterfront Access Plans Appendix A Waterfront Plant List 7/23/08 Article VII - Administration Chapter (Size) Contents Last Amended Chapter 1 (20k) Enforcement and Administration 71-00 Enforcement and Administration 12/15/61 Chapter 2 (31k) Interpretations and Variances 72-00 Powers of the Board of Standards and Appeals 72-10 Appeals for Interpretation 72-20 Variances 72-30 Authorizations 72-40 Amortization of Certain Adult Establishments and Signs for Adult Establishments 2/6/02 Chapter 3 (99k) Special Permits by the Board of Standards and Appeals 73-00 Special Permit Uses and Modifications 73-10 Special Permit Uses 73-40 Modification of Use or Parking Regulations 73-60 Modification of Bulk Regulations 73-70 Lapse of Permit 4/30/08 Chapter 4 (175k) Special Permits by the City Planning Commission 74-00 Powers of the City Planning Commission 74-20 Requirements for Applications 74-30 Special Permit Uses 74-40 Amusement Establishments 74-50 Off-Street Parking Establishments 74-60 Public Service or Transportation Facilities 74-71 Landmark Preservation 74-72 Bulk Modification 74-74 General Large-Scale Development 74-76 Plazas 74-78 Conversions of Non-Residential Buildings 74-79 Transfer of Development Rights from Landmark Sites 74-85 Special Height and Setback Regulations 74-88 Modification of Height and Setback and Street Wall Regulations 74-90 Use and Bulk Modifications for Certain Community Facility Uses 4/30/08 Chapter 5 (20k) Amendments 75-00 Procedure for Amendments 9/1/90 Chapter 6 (25k) Location of District Boundaries 76-00 Measurement of Distances 76-10 District Boundaries on the Zoning Maps 10/24/74 Chapter 7 (41k) Special Provisions for Zoning Lots Divided by District Boundaries 77-00 General Provisions 77-10 Use Regulations 77-20 Bulk Regulations 77-30 Off-Street Parking and Loading Regulations 77-40 Supplemental Regulations 6/12/96 Chapter 8 (81k) Special Regulations Applying to Large-Scale Residential Developments 78-00 General Purposes, Definitions and General Provisions 78-10 Provision of Public Facilities in Connection with Large-Scale Residential Development 78-20 Use Regulations 78-30 Bulk Regulations 78-40 Off-Street Parking Regulations 78-50 Subdivision of Large-Scale Residential Developments 7/23/08 Chapter 9 (126k) Special Regulations Applying to Large-Scale Community Facility Developments 79-00 Definitions 79-10 General Provisions 79-20 Bulk Regulations 79-30 Parking Regulations 79-40 Special Permit Provisions 9/9/04 Article VIII - Special Purpose Districts Chapter (Size) Contents Last Amended Chapter 1 (2.3 mb) Special Midtown District -- (MID) 81-00 General Purposes 81-10 Use Regulations 81-20 Bulk Regulations 81-30 Off-street Parking and Off-street Loading Regulations 81-40 Mandatory District Plan Elements 81-50 Special Regulations for the Penn Center Subdistrict 81-60 Special Regulations for the Grand Central Subdistrict 81-70 Special Regulations for Theater Subdistrict 81-80 Special Regulations for Fifth Avenue Subdistrict 81-90 Special Regulations for Preservation Subdistrict Appendix A - District Plan Maps (1-4) Daylight Evaluation Charts (1-3) Chart 1. Daylight Evaluation Chart - 60 Foot Street (890k) Chart 2. Daylight Evaluation Chart - 75 & 80 Foot Streets (1,156k) Chart 3. Daylight Evaluation Chart - 100 or More Foot Streets (1,090K)   9/4/08 Chapter 2 (93k) Special Lincoln Square District -- (L) 82-00 General Purposes 82-10 Mandatory District Improvements 82-20 Special Use and Sign Regulations 82-30 Special Bulk Regulations 82-40 Special Height Limitation 82-50 Off-street Parking and Off-street Loading Regulations 82-60 Public Parking Garages 82-70 Existing Publicly Accessible or Other Public Amenities Appendix A - District Plan Map 10/17/07 Chapter 3 (30k) Special Limited Commercial District -- (LC) 83-00 General Purposes 9/9/04 Chapter 4 (1.3mb) Special Battery Park City District -- (BPC) 84-00 General Purposes 84-10 Zone A General District Regulations 84-20 Zone B 84-30 Zone C Appendix 1 - District Plan Appendix 2 - Zone A South Residential Neighborhood Appendix 3 - Zone A North Residential Neighborhood and Zone C 8/17/05 Chapter 5 (28k) Special United Nations Development District -- (U) 85-00 General Purposes 7/26/01 Article IX - Special Purpose Districts Chapter (Size) Contents Last Amended Chapter 1 (1.25 mb) Special Lower Manhattan District -- (LM) 91-00 General Purposes 91-10 Special Use Regulations 91-20 Floor Area and Density Regulations 91-30 Height and Setback and Lot Coverage Regulations 91-40 Mandatory District Plan Elements 91-50 Off-street Parking, Loading and Curb Cut Regulations 91-60 Regulations for the South Street Seaport Subdistrict 91-70 Special Regulations for Certain Areas Appendix A - District Maps (1-7) 11/15/07 Chapter 2 (26k) Special Park Improvement District -- (PI) 92-00 General Purposes 4/30/08 Chapter 3 (419k) Special Hudson Yards District -- (HY) 93-00 General Purposes 93-10 Use Regulations 93-20 Floor Area Regulations 93-30 Special Floor Area Regulations 93-40 Height and Setback Regulations 93-50 Special Height and Setback Regulations in Subdistricts A through E 93-60 Mandatory Improvements 93-70 Public Access Requirements for Special Sites 93-80 Off-Street Parking Regulations Appendix A - District Maps (1-5) 9/4/08 Chapter 4 (126k) Special Sheepshead Bay District -- (SB) 94-00 General Purposes 94-10 Special Requirements for Building Height and Setbacks Appendix A - District Map 4/30/08 Chapter 5 (205k) Special Transit Land Use District -- (TA) 95-00 General Purposes 95-10 Miscellaneous Provisions 4/30/08 Chapter 6 (166k) Special Clinton District -- (CL) 96-00 General Purposes 96-10 Preservation Area 96-20 Perimeter Area 96-30 Other Areas 96-50 Regulations Applicable to All Areas 96-60 Special Permit Procedure 96-70 Special Permits Previously Authorized 96-80 Excluded Areas Appendix A - District Map 9/4/08 Chapter 7 (117k) Special 125th Street District -- (125) 97-00 General Purposes 97-10 Special Use and Location Regulations 97-20 Location and Access Regulations 97-30 Special Sign Regulations 97-40 Special Bulk Regulations 97-50 Special Off-Street Parking and Off-Street Loading Regulations Appendix A - District Map 4/30/08 Chapter 8 (479k) Special West Chelsea District -- (WCH) 98-00 General Purposes 98-10 Special Use and Parking Regulations within the Special West Chelsea District 98-20 Floor Area and Lot Coverage Regulations 98-30 High Line Transfer Corridor 98-40 Special Yard, Height and Setback, and Minimum Distance Between Buildings Regulations 98-50 Special Height and Setback, Open Area and Transparency Regulations for Zoning Lots within or adjacent to the High Line Transfer Corridor 98-60 Special Access Regulations for Certain Zoning Lots Appendix A - Special West Chelsea District and Subarea Map Appendix B - High Line Transfer Corridor Location Map Appendix C - Diagrams 1 - 7 Appendix D - Special Regulations for Zoning Lots Utilizing the High Line Improvement Bonus in Subarea H Appendix E - Special Regulations for Zoning Lots Utilizing the High Line Improvement Bonus and Located Partially Within Subareas D, E, G or I 10/17/07 Chapter 9 (39k) Special Madison Avenue Preservation District -- (MP) 99-00 General Purposes 4/30/08 Article X - Special Purpose Districts Chapter (Size) Contents Last Amended Chapter 1 (1.11 mb) Special Downtown Brooklyn District -- (DB) 101-00 General Purposes 101-10 Special Use Regulations 101-20 Special Bulk Regulations 101-30 Special Provisions Within Height Limitation Areas 101-40 Mandatory District Plan Elements 101-50 Off-Street Parking and Off-Street Loading Regulations 101-60 Fulton Mall Subdistrict 101-70 Atlantic Avenue Subdistrict Appendix A - Atlantic Avenue Subdistrict: Buildings Conforming to the Specified Building Type Appendix B - Atlantic Avenue Subdistrict: Storefronts Conforming to the Specified Storefront Type Appendix C - Atlantic Avenue Subdistrict: Permitted Wall Finishes for Street Walls Appendix D - Atlantic Avenue Subdistrict: Permitted Trim Finishes (For storefronts, cornices, window sash, shutters or trim) Appendix E - Special Downtown Brooklyn District Maps (1-7) 4/30/08 Chapter 2 (141k) Special Scenic View District -- (SV-1) 102-00 General Purposes 102-10 Height Regulations for Buildings, Signs or Structures 102-20 Mandatory Landscaping Plan 102-30 Special Permit Provisions 102-40 Special District Designation on Public Parks 102-50 Special Provisions for City-owned Lands 102-60 Special Scenic View Districts Specified 10/24/74 Chapter 3 (27k) Special Planned Community Preservation District -- (PC) 103-00 General Purposes 4/16/08 Chapter 4 (280k) Special Manhattanville Mixed Use District -- (MMU) 104-00 General Purposes 104-10 Special Use Regulations 104-20 Special Bulk Regulations 104-30 Special Height and Setback Requirements 104-40 Special Urban Design Regulations 104-50 Permitted Transfer of Floor Area 104-60 Modification of Special Bulk Requirements and Transfer of Floor Area by Special Permit 104-70 Parking and Loading Regulations and Curb Cut Locations Appendix A - Special Manhattanville Mixed Use District Plan - (Maps 1-7) Appendix B - Base Plane and Building Height Table 12/19/07 Chapter 5 (222k) Special Natural Area District -- (NA-1), (NA-2),( NA-3), (NA-4) 105-00 General Purposes 105-10 Natural Features 105-20 Protection of Natural Features 105-30 Special Provisions for Planting 105-40 Special Review Provisions 105-50 Regulations for Protection of Natural Features 105-60 Maintenance of Natural Features 105-70 Special Regulations for Residential Development 105-80 Joint Applications 105-90 Future Subdivisions 105-94 Special Natural Area Districts Specified Appendix A - Special Fort Totten Natural Area District-4 Map Appendix B - Glossary Appendix C - Selection List for Ground Covers and Shrubs Appendix D - Selection List for On-site Trees Appendix E - Selection List for Street Trees 11/28/07 Chapter 6 (34k) Special Coney Island Mixed Use District -- (CO) 106-00 General Purposes 106-10 Special Regulations for Residential Uses 106-20 Special Regulations for Community Facility Uses 106-30 Special Regulations for Manufacturing or Commercial Uses 106-40 Special Regulations for Buildings Containing Both Residential and Commercial Use 106-50 Administration 9/9/04 Chapter 7 (2.89 mb) Special South Richmond Development District -- (SRD) 107-00 General Purposes 107-10 General Requirements 107-20 District Plan Elements 107-30 Topographic and Tree Regulations 107-40 Special Use, Bulk and Parking Regulations 107-50 Certifications 107-60 Authorizations 107-70 Special Permits 107-80 Large-scale Residential Development Regulations 107-90 Special Administrative Provisions Appendix A - District Maps (1-13) Appendix B - Tree Selection Tables 4/30/08 Chapter 8 (375k) Special Hunts Point District -- (HP) 108-00 -- General Purposes 108-10 -- Use Regulations 108-20 -- Modification of Parking Requirements in the Residential Buffer Subdistrict 108-30 -- Modification of Street Tree Requirements Appendix A –- District Map 7/23/08 Chapter 9 (240k) Special Little Italy District -- (LI) 109-00 General Purposes 109-10 Preservation Area (Area A) 109-20 Mulberry Street Regional Spine (Area A-1) 109-30 Houston Street Corridor (Area B) 109-40 Bowery, Canal, Kenmare Street Corridor (Area C) 109-50 Special Review Provisions Appendix A - District Map Appendix B - Buildings of Special Significance 4/30/08 Article XI - Special Purpose Districts Chapter (Size) Contents Last Amended Chapter 1 (167k) Special Tribeca Mixed Use District -- (TMU) 111-00 General Purposes 111-10 Special Use Regulations 111-20 Minor Modifications 111-30 Environmental Conditions for Area A2 111-40 Special Permit for Certain Large Retail Facilities 111-50 Special Permit for Conversion to Loft Dwellings or Joint Living-work Quarters for Artists Appendix A - District Map 9/13/06 Chapter 2 (127k) Special City Island District -- (CD) 112-00 General Purposes 112-10 Special Height Regulations Appendix A - District Height Areas Map 4/30/08 Chapter 3 (545k) Special Ocean Parkway District -- (OP) 113-00 General Purposes 113-10 Special Bulk Regulations 113-20 Special Parking and Off-street Loading Regulations 113-30 Special