R4B Zoning NYC

R4B Zoning is a low density, contextual residential zoning district in NYC that allows for one family and two family homes. The houses can be built as detached, semi detached, attached, and zero lot line residences.

R4B is a sub district or R4 zoning. Two major differences between R4 and R4B is that R4B does not allow multi family (3 families or more is multifamily). Is mapped in Brooklyn or Queens.

R4 Zoning Districts

• R4
• R4 Infill

R4 Contextual Districts

• R4-1
• R4A
• R4B

 

R4B Zoning Regulations

The New York City Zoning Resolution is complicated and quite in depth. In this article we will review some basic Zoning Codes with regards to residential zoning district R4B. This analysis does not assume to cover every possible issue, but provide a general overview of the zoning codes.

 

R4B Zoning Community Facility

R4B Zoning is a residential zone but Community Facility uses are allowed in R4 zones. In the instance of a community facility the zoning calculations may be different as community facilities can have alternate requirements.

 

R4B Zoning Specifications

Lot Size 

You can only build one or two family homes in R4B. The buildings can be Detached, semi detached, zero lot line, or attached.

Lot Size For Detached or Zero Lot Line

Minimum Lot width =25 Feet

Minimum Lot Area = 2,375 Sq Ft

Lot Size For attached or semi-detached

Minimum Lot width =18 Feet

Minimum Lot Area = 1,700 Sq Ft

Floor Area Ratio (FAR):

Floor Area Ratio determines the floor area that can be built on the property.

FAR = .9

Density Factor or Dwelling Unit Factor (DU)

870

Building Heights: 

Building Height = 24 Feet

Yards:

Front Yard = 5 Feet

Rear Yard = 30 Feet

Zero Lot Line Side Yards = 8 Feet

Detached = 2 side yards combined adding up to 8 feet

Semi detached = 4 feet

Side yards can be waived for the abutting side(s) of attached buildings. There are requirements for this that must be met to qualify.

Parking:

1 Parking Space must be provided for each dwelling unit.

 

R4B ZONING EXAMPLE

Here is an example zoning analysis. Be aware that zoning is complicated and I am only addressing the basics here. I assure you there are many additional issues and variations to consider beyond this example.

R4-B ZONING EXAMPLE LOT

Lets assume we have a 30 foot wide and 100 foot deep property in an R4B Zoning District in queens on an interior lot. If we are looking to build the most units we can, we would want to divide the lot into 2 different lots.

Zoning Floor Area/ Floor Area Ratio (FAR)

So the floor area ratio is .9. The FAR is a ratio that determines how many square feet you can build on the property. You simply take the property size and multiply it by the FAR.

In this example we have:

FAR of .9

The lot Size is 30 feet x 100 feet.

Zoning Floor Area = Lot Area X FAR

Lot Area = 30 x 100

Lot Area = 3,000 sq ft

FAR = .9 or

Zoning Floor Area = 3,000 sq ft x .9

Zoning Floor Area 2,700 sq ft

So we can build a 2,700 sq ft for the house.

HOW MANY FAMILIES CAN WE HAVE ON OUR R4B LOT?

Zoning regulates the maximum number of residential units you can put in a building.

R4B ZONING EXAMPLE CONCLUSION

We can build a 2 family house of 2,700 square feet counting the attic. We will need to provide parking for every family.

 

R4B Zoning in NYC

As an architect I study Zoning Codes closely, but these are complicated and quite involved issues. In this article we reviewed some of the basic concepts with regards to the R4B  Zoning Districts. This post does not assume to cover every possible issue or condition, but provide a general overview of the topic.

 

---

THANK YOU FOR READING OUR BLOG POST ON R4B ZONING.

I hope this was helpful. You can leave questions or comments below. If you want to discuss a specific project with an architect you can contact us directly.

 

Contact Fontan Architecture