What is the maximum building height for R8 zoning?

The maximum building height for R8 zoning is 120 ft.

Are there additional rules for R8 zoning?

{'avg_floors': 5.8, 'max_floors': 54, 'avg_lot_sqft': 11391, 'avg_bldg_sqft': 46732, 'avg_built_far': 3.83, 'max_bldg_sqft': 3693539, 'data_derived_from': 'parcels.pluto_data aggregation'}

How do I find out if my property is zoned R8?

Check your property's zoning classification on the city's GIS map or look up your parcel on MuniMind's property pages. You can also contact the local planning department.

Can I request a zoning change from R8?

Zoning changes require a formal application to the planning commission. The process typically involves a public hearing, staff review, and council approval. Consult the local planning department for specific requirements.

R8

Residential R8

New York City zoning district · 4,878 parcels

R8 is defined as a Residential R8 in New York City. The maximum building height is 120 feet. There are 4,878 parcels classified under this district. R8 is a high-density residential zoning district in New York City permitting multifamily housing with a maximum FAR of 6.02. Buildings in R8 districts have a high-rise apartment character with a general height limit of 120 feet (12 stories).

Ask

Development standards

R8 regulates building height, lot size, setbacks, and lot coverage across 4,878 parcels in New York City.

Max Height

120ft

Floor area ratio

Use typeParameterValueConditions

allmax_building_height_ft215eligible_site

allmax_building_height_ft255eligible_site_UAP_or_senior_housing_within_100ft_wide_street

allmax_height_ft90Brooklyn_CD9_MIH_Montgomery_Washington_Sullivan_Franklin_block_sky_exposure_plane_base

allmax_height_ft85front_wall_within_initial_setback

allmax_height_ft50LH-1

allmax_height_ft60LH-1A

allmax_height_ft70LH-2

allmax_height_ft100LH-3

allmax_height_stories9front_wall_within_initial_setback

allmax_lot_coverage90shallow_interior_or_through_lots_max_cap

allmax_lot_coverage100within_100ft_of_corner_intersection_135deg_or_less

allmax_lot_coverage100within_100ft_of_short_dimension_block_street_line

allmax_lot_coverage40tower_zoning_lot_20000sqft_or_more

allmax_lot_coverage50tower_lot_10500sqft_or_less

allmin_lot_area_sqft600inner_court_minimum_area

allmin_lot_width_ft20inner_court_minimum_dimension

allmin_setback_above_base_ft20narrow_streets

allmin_setback_above_base_ft15wide_streets

allmin_setback_above_base_ft20above_125_ft_from_rear_yard_line

allmin_yard_front_ft15narrow_streets_optional_open_area

allmin_yard_front_ft10wide_streets_optional_open_area

allmin_yard_front_ft15tower_narrow_street

allmin_yard_front_ft10tower_wide_street

allmin_yard_rear_ft20detached_or_zero_lot_line_at_or_below_75ft

allmin_yard_rear_ft30detached_or_zero_lot_line_above_75ft

allmin_yard_rear_ft30semi_detached_or_attached_lot_width_under_40ft

allmin_yard_rear_ft20semi_detached_or_attached_lot_width_40ft_or_greater_at_or_below_75ft

allmin_yard_rear_ft30semi_detached_or_attached_lot_width_40ft_or_greater_above_75ft

allmin_yard_rear_ft0beyond_100ft_of_street_line_where_rear_lot_line_coincides_with_side_lot_line_of_adjoining_zoning_lot

allmin_yard_rear_ft0multiple_rear_lot_lines_where_rear_lot_line_coincides_with_side_lot_line_of_adjoining_zoning_lot

allmin_yard_rear_ft30corner_lots_or_bounded_by_two_streets;beyond_100ft;rear_lot_line_coincides_with_adjoining_rear_lot_line

allmin_yard_rear_ft0corner_lots_or_bounded_by_two_streets;beyond_100ft;rear_lot_line_coincides_with_adjoining_side_lot_line;no_rear_yard_required

allmin_yard_rear_ft0within_100ft_of_corner

allmin_yard_rear_ft0within_100ft_of_short_dimension_front_lot_line

allmin_yard_rear_ft30rear_lot_line_coincides_with_rear_lot_line_of_adjoining_zoning_lot

allmin_yard_rear_ft0rear_lot_line_coincides_with_side_lot_line_of_adjoining_zoning_lot

allsky_exposure_planebegins at 90 ft above base plane, slopes upward at 10% easterly from line parallel to Sullivan PlaceBrooklyn_CD9_MIH_Montgomery_Washington_Sullivan_Franklin_block

allsky_exposure_plane85 ft above street line; 2.7:1 narrow street, 5.6:1 wide streetstandard

allsky_exposure_plane85 ft above street line; 3.7:1 narrow street, 7.6:1 wide streetalternate_front_setback_with_open_area

allsky_exposure_plane85 ft above street line, slope 3.7:1 vertical:horizontalnarrow_streets_alternate

allsky_exposure_plane85 ft above street line, slope 7.6:1 vertical:horizontalwide_streets_alternate

commercialmax_far2.00c1_c2_overlay_commercial_only

commercialmax_far6.50c1_c2_overlay_combined

community_facilitymax_far6.50c1_c2_overlay_cf_only

community_facilitymax_far6.50standard

community_facilitymax_far6.02philanthropic_or_non_profit_with_sleeping_accommodations

community_facilitymin_yard_rear_ft30standard

community_facilitymin_yard_rear_ft10interior_lots_max_depth_50ft_or_less

community_facilitymin_yard_side_ft8adjoining_R1_R2_R3_R4_R5_district_boundary

residentialdensity_factor680standard

residentialmax_far6.02standard

residentialmax_far7.20within_100ft_of_wide_street

residentialmax_far8.64UAP_or_qualifying_senior_housing_within_100ft_of_wide_street_outside_MIH

residentialmax_far7.20qualifying_affordable

residentialmax_far7.20wide_street

residentialmax_far8.64wide_street_qualifying_affordable

residentialmax_height_ft100narrow_buildings_under_45ft_width_interior_or_through_lots

residentialmax_height_ft100narrow_buildings_under_45ft_width_corner_lots_with_wide_street

residentialmax_height_ft85within_initial_setback_distance

residentialmax_height_stories9within_initial_setback_distance

residentialmax_lot_coverage80interior_lots

residentialmax_lot_coverage80through_lots

residentialmax_lot_coverage100corner_lots

residentialmax_lot_coverage65eligible_site_lot_area_30000sf_or_more_not_large_site

residentialmax_lot_coverage50eligible_site_large_site

residentialmin_lot_area_sqft2375single_or_two_family_detached_or_zero_lot_line

residentialmin_lot_area_sqft1700other_residences

residentialmin_lot_width_ft25single_or_two_family_detached_or_zero_lot_line

residentialmin_lot_width_ft18other_residences

residentialmin_setback_above_base_ft20narrow_streets

residentialmin_setback_above_base_ft15wide_streets

residentialmin_yard_rear_ft20legally_required_windows

residentialmin_yard_rear_ft10legally_required_windows_shallow_interior_lots

residentialmin_yard_side_ft5detached_single_or_two_family

residentialmin_yard_side_ft0other_residences

residentialmin_yard_side_ft20legally_required_windows

residentialsky_exposure_plane85 ft start, 2.7:1 slopenarrow_streets

residentialsky_exposure_plane85 ft start, 5.6:1 slopewide_streets

Recent cases involving R8· 10

2025-48-BZ

Variance (§72-21) to permit the development of a 22-story residential building containing 282 units of permanently affordable housing and supportive non-profit housing contrary to underlying bulk regu

GrantedFeb 9, 2026

2025-34-BZ

Variance (§72-21) to permit the legalization of an existing 28-story, with cellar, residential and community-facility building designed to comply with the Zoning Resolution bulk regulations applicable

GrantedJan 12, 2026

2024-22-BZ

Variance (§72-21) to permit the enlargement of an existing commercial and community facility building contrary to underlying bulk requirements. R8 Special Grand Concourse District.

GrantedJan 27, 2025

362-03-BZIV

Extension of Term (§11-411) for the continued operation of an accessory commercial open parking lot and accessory commercial storage shed which expired on May 11, 2024. R8 Special Clinton Purpose Dis

GrantedOct 21, 2024

2017-285-AII

Motion to review decision; remand.

GrantedJun 25, 2019

2017-285-A

Application pursuant to Section 666.7(a) of the New York City Charter and Section 1-06 of the Board of Standards and Appeals (the “Board” or “BSA”) Rules of Practice and Procedure, to request that the

DeniedJul 17, 2018

2017-15-BZ

Variance (§72-21) to permit two buildings to be combined and to add a two-story rear extension to be used as House of Worship (UG 4) (Seventh-Day Adventist Church) contrary to ZR §24-11 (Lot Coverage)

GrantedJun 19, 2018

169-09-BZII

Extension of Time to Complete Construction of a previously approved Variance (§72-21) permitting the development of a multi-family residential building, contrary to floor area (§23-145), rear yard (§

GrantedDec 12, 2017

704-59-BZII

Extension of Term (§11-411) of a previously approved variance which permitted a parking lot (UG 8) which expired on June 3, 2010; Waiver of the Rules. R8 zoning district

GrantedNov 21, 2017

232-15-A

Proposed vertical enlargement of an existing six story building to allow for a new penthouse floor and roof above the sixth floor which requires a waiver of the Multiple Dwelling Law and Building C

WithdrawnOct 17, 2017

Frequently asked questions

Code references

Section NYC Zoning Resolution

View on Municode

Compare withR1·R1-1·R1-2