Zoning shapes the city. Zoning determines the size and use of buildings, where they are located and, in large measure, the densities of the city’s diverse neighborhoods. Along with the city’s power to budget, tax, and condemn property, zoning is a key tool for carrying out planning policy. New York City has been a pioneer in the field of zoning policy since it enacted the nation’s first comprehensive Zoning Resolution in 1916.
Read more about the history of zoning in New York City.

The New York City Zoning Resolution today is a blueprint for the development of the city. It is flexible enough to address the advances in technology, neighborhood transformations, emerging design philosophies and changing patterns of use that combine to make New York a great city.

The Zoning Resolution has two parts: zoning text and zoning maps. The text establishes zoning districts and sets forth regulations governing their land use and development. The maps show the locations and boundaries of the zoning districts.

New York City Zoning Districts
The city is divided into three basic zoning districts: residential (R), commercial (C), and manufacturing (M). The three basic districts are further divided into a variety of lower-, medium- and higher-density residential, commercial and manufacturing districts.

Any of these districts may in turn be overlaid by special purpose zoning districts tailored to the unique characteristics of certain neighborhoods. Some blockfronts in residential districts may be overlaid as well by commercial districts providing for neighborhood retail stores and services. These overlay districts modify the controls of the underlying districts.

Each zoning district regulates:

• permitted uses listed in one or more of 18 use groups;
• the size of the building in relation to the size of the zoning lot, known as the floor area ratio or FAR;
• for residential uses, the number of dwelling units permitted, the amount of open space required on the zoning lot and the maximum amount of the lot that can be covered by a building (lot coverage);
• the distance between the building and the front, side and rear lot lines;
• the amount of parking required; and
• other features applicable to specific residential, commercial or manufacturing districts.

Zoning Text
The zoning text consists of 12 articles. Articles I through VII contain the regulations that apply to every residential, commercial and manufacturing district. Articles VIII through XII contain the regulations for the special purpose districts.
Read more about the zoning text and access the articles online.

Zoning Maps
The 126 New York City zoning maps show the locations and boundaries of zoning districts, special purpose districts and commercial overlay districts. Each map covers an area of approximately 8,000 feet (north/south) by 12,500 feet (east/west) and is printed at a scale of 1 inch = 1,200 feet.
Read more about the zoning maps and access them online.

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