R11
General Residence District (15.0 FAR)
New York City zoning district
R11 is defined as a General Residence District (15.0 FAR) in New York City.
In plain English
For developers building dense apartment housing. R11 allows very tall residential buildings with up to 15 times the lot's area in floor space (FAR = floor-area ratio, total building floor area divided by lot size). One of the highest-density residential zones in the city, meant for big new apartment towers, not single-family homes.
Development standards
R11 regulates building height, lot size, setbacks, and lot coverage in New York City.
Floor area ratio
Use typeParameterValueConditions
allmax_building_height_ft405eligible_site
commercialmax_far2.00c1_c2_overlay_commercial_only
commercialmax_far12.00c1_c2_overlay_combined
community_facilitymax_far12.00c1_c2_overlay_cf_only
community_facilitymax_far12.00standard
residentialmax_far15.00qualifying_affordable
Frequently asked questions
Code references
Section 23-22
View on Municode