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Land use in Manhattan is regulated by zoning. The three basic zoning districts - residential (R), commercial (C) and manufacturing (M) - are further subdivided into 10 residential categories (R1-R10), 8 commercial categories (C1-C8), and 3 manufacturing categories (M1-M3). Use and bulk controls for the districts shown on the map are presented below.
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The Midtown, Upper East Side, and Upper West Side Districts |
The Midtown district is zoned for mixed commercial/office and residential use with high floor area ratios (FARs). The district can be divided roughly east and west into C5 and C6 districts.
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Midtown Zoning Map
Midtown FARs (As Built)
1) C5 Districts
C5 districts are zoned for residences, community facilities, and commercial and office facilities serving a wide range area. Repair shops and retail stores serving the local community are not permitted. Typical facilities include department stores, large office buildings, and mixed office, retail and residential buildings.
Districts
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Max FAR
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C5-1 (along 58th St)
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Max FAR 1000% (400% limit for commercial use within)
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C5-2.5 (along streets between Park Av and 6th Av)
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Max FAR 1200%
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C5-3
(along Park Av, Madison Av, 5th Av, 57th St, etc)
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Max FAR 1500% (1000% limit for residential use within)
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C5-P (along streets between 5th Av and 6th Av)
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Max FAR 800%
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2) C6 Districts
C6 districts are zoned for residences, community facilities, and various commercial and office facilities. Theaters and other amusement facilities are also permitted. Typical facilities include large office buildings, major hotels, theaters, and mixed office, retail and residential buildings.
Districts
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Max FAR
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C6-4 (along 8th Av)
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Max FAR 1000%
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C6-4.5 (along streets between 5th Av and 6th Av)
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Max FAR 1200%
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C6-5 (along streets between Broadway and 8th Av)
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Max FAR 1000%
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C6-5.5 (along streets between 6th Av and 7th Av)
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Max FAR 1400%
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C6-6 (along 5th Av, 7th Av and Broadway)
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Max FAR 1500% (1000% limit for residential use within)
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C6-6.5 (along streets between 6th Av and 7th Av)
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Max FAR 1400%
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C6-7 (along Broadway and 42nd St)
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Max FAR 1500% (1000% limit for residential use within)
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C6-7T (along Broadway)
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Max FAR 1400%
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3) Others
A residential district with special approval for hotels
Districts
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Max FAR
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R10-H (along 59th St)
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Max FAR 1000%
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The Upper East Side is zoned primarily for high-rise (FAR 1000%) residential buildings along the avenues, and medium-rise (FAR 400%) buildings along the streets.
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Upper East Side Zoning Map
Upper East Side FARs (as Built)
1) R Districts
R districts are zoned for residences and community facilities.
Districts
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Max FAR
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R8B* District
(along 18m wide streets, 73-78th St, 80-85th St)
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Max FAR 400%
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R10, R10A* District (along 5th Av, Park Av, York Av, 30m wide streets, 72nd St, 79th St, 86th St)
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Max FAR 1000%
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2) C1 Districts
C1 districts are zoned for residences, community facilities, and local retail stores, such as food, sundries, restaurants, and cleaners, for private consumption.
Districts
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Max FAR
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C1-5 (portions along 72nd St, 79th St, York Av)*
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Max FAR 1000% (200% limit for commercial use within)
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C1-8X (along Lexington Av)
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Max FAR 900% (200% limit for commercial use within)
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C1-9 (along 1st - 3rd Av)
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Max FAR 1000% (200% limit for commercial use within)
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* C1-5 districts have overlapping residential district designations. Maximum FARs are regulated by the R regulations, and commercial use is limited to 100% in R1 through 5 zones, and 200% in R6 through 10. In the zoning map shown, C1-5 has overlapping R10 and 10A designations.
3) C2 Districts
In addition to C1 approved uses, C2 districts are zoned for a wider range of local services such as funeral homes, lumber yards, and business schools, but commercial facilities are restricted to the first and second floors of buildings.
Districts
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Max FAR
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C2-5 (portions along 76th St and 80th St.)*
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Max FAR 400% (200% limit for commercial use within)
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C2-8 (along 1st Av), C2-8A (along 86th St.)
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Max FAR 1000% (200% limit for commercial use within)
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* Like C1-5, C2-5 districts have overlapping R designations, here R8B.
4) C5 Districts
Zoned for residences, community facilities, and commercial and office facilities serving a wide area.
Districts
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Max FAR
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C5-1 (along Madison Av)
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Max FAR 1000% (400% limit for commercial use within)
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5) M1 Districts
M1 districts are zoned for light manufacturing facilities such as print plants and wholesale distribution facilities.
Districts
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Max FAR
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M1-4
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Max FAR 200%
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6) M3 districts
M3 districts are zoned for heavy manufacturing facilities such as chemical and power plants.
Districts
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Max FAR
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M3-2
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200%
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(*) The letter suffixes A, B, or X represent "contextual districts" in which building heights, wall surfaces, etc. are regulated to maintain existing neighborhood characteristics.
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Like the Upper East Side, the Upper West Side is zoned for high-rise (FAR 750 and 1000%) buildings along the avenues, and medium-rise (FAR 400%) buildings along the streets.
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Upper West Side Zoning Map
1) R8B Districts (along 18m wide streets, 73-78th St, 80-85th St)
Max FAR
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Max FAR 400%
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2) R10A Districts (along Central Park West, Columbus Av, Riverside Dr, 30m wide streets, 72nd St, 79th St, 86th St)
Max FAR
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Max FAR 1000%
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3) C1 Districts
Districts
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Max FAR
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C1-5 (portions along 79th St and 80th St)
Overlapping R10A district designation :
Overlapping R8B district designation :
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Max FAR 1000%
(200% limit for commercial use within)
Max FAR 400%
(200% limit for commercial use within)
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C1-8A (along Columbus Av)
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Max FAR 750% (200% limit for commercial use within)
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4) C2 Districts
Districts
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Max FAR
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C2-5 (portions along 79th St, 83rd St and 84th St)
Overlapping R10A district designation :
Overlapping R8B district designation :
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Max FAR 1000%
(200% limit for commercial use within)
Max FAR 400%
(200% limit for commercial use within)
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C2-7A (along Amsterdam Av)
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Max FAR 750% (200% limit for commercial use within)
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5) C4 Districts
C4 districts are zoned for residences, community facilities, and most commercial and office facilities. Theaters and other amusement facilities are also permitted.
Districts
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Max FAR
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C4-6A (along Broadway)
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Max FAR 1000% (340% limit for commercial use within)
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Zoning maps were based on those published by the City of New York.
As-built FAR maps are based on Sanborn residential maps.
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