New York City Zoning & Land Use Guide
Editor-verified· 2026-03-22
Last updated: Verified:
Key Zoning Facts
Regulatory Layers That Apply in New York City
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA Flood Zones: Applicable
- View FEMA Flood Map
State — New York
- Building Code: NYC Building Code (separate from NY State Uniform Code)
County — New York County
- Role: NYC encompasses five counties (boroughs); city government exercises county functions
City / Municipal
The city's zoning ordinance, building codes, and local permits form the primary layer of land-use regulation for your property.
Overlay Districts
No overlay districts identified.
Private Restrictions
- HOA / CC&Rs common: Yes
- Check HOA CC&Rs for additional restrictions.
Primary Zoning Districts
R1-1Single-Family Detached Residential
- Min Lot
- 9,500 sq ft
- Max Height
- 35 ft
- Front Setback
- 20 ft
- Side Setback
- 5 ft (total 13 ft)
- Rear Setback
- 20 ft
R6Medium-Density Residential
- Min Lot
- None (FAR-based)
- Max Height
- 70 ft (Quality Housing)
- Front Setback
- Varies by street width
- Side Setback
- Varies
- Rear Setback
- 30 ft
C4General Commercial
- Min Lot
- None (FAR-based)
- Max Height
- Varies by suffix
- Front Setback
- Varies by street width
- Side Setback
- Varies
- Rear Setback
- 20 ft
ADU Rules in New York City
ADUs:Allowed
- Max Size
- 800 sq ft
- Max Height
- Varies by district
- Rear Setback
- Per district requirements
- Side Setback
- Per district requirements
- Parking
- No additional parking required
- Owner Occupancy
- Required for one unit
- Permit Timeline
- 8-16 weeks
Permit Costs & Timelines
Estimated Permit Costs & Timelines
Typical Permit Fees
| Permit Type | Estimated Cost | Notes |
|---|---|---|
| New Building Permit | $0.12 per sq ft minimum | DOB NOW filing; fees scale with project size |
| Alteration Type 1 | $0.12 per sq ft | Major alteration changing use, egress, or occupancy |
| Alteration Type 2/3 | $150–$280 base | Minor alterations; additional fees by trade |
| Zoning Variance (BSA) | $5,100+ | Board of Standards and Appeals application |
| Special Permit (CPC) | $8,500+ | City Planning Commission; ULURP process |
Typical Processing Times
Building Permit (DOB NOW)
4–10 weeks
Professional certification can expedite
Alt Type 2/3
2–6 weeks
Faster with professional certification
Zoning Variance (BSA)
6–12 months
Includes public hearing
ULURP
7+ months
Uniform Land Use Review Procedure
Estimates based on published fee schedules. Actual costs may vary. Verify with New York City planning department.
Official Sources
City-specific
Frequently Asked Questions
Can I build an ADU in New York City?
Yes. Following 2024 state legislation, NYC now permits ADUs in residential districts. Rules vary by zoning district, with specific size limits, setback requirements, and owner-occupancy mandates. Consult the Department of Buildings for current requirements.
How do I find the zoning for my property in New York City?
Use the ZoLa (Zoning and Land Use) interactive map at zola.planning.nyc.gov or call the Department of City Planning at (212) 720-3300.
What zones allow multi-family housing in New York City?
Multi-family housing is permitted across a wide range of residential districts from R3-2 through R10, as well as in mixed-use commercial districts with residential equivalents (C1 through C8 with residential overlays).
Disclaimer: The information on this website is provided for general informational purposes only and does not constitute legal, financial, or professional advice. Zoning codes and building regulations change frequently. Always verify current requirements with your local planning department and building authority before making any decisions.