In New York City, the Zoning Resolution requires most residential properties to provide a rear yard. On shallow properties, rear yard requirements can significantly affect the size, layout, and feasibility of a building addition or new construction. The NYC Zoning Resolution includes provisions for shallow lots that allow rear yard requirements to be reduced under specific conditions.
A residential shallow lot in NYC is a zoning lot in a residential zoning district with a required rear yard where the lot depth is less than 95 feet. For shallow lots, the required rear yard may be reduced by 6 inches for every foot the zoning lot is less than 95 feet deep, provided the rear yard is not reduced to less than 10 feet. These provisions can create important opportunities for additions, enlargements, and new residential construction on constrained urban sites.
I am Jorge Fontan, owner of Fontan Architecture, a Manhattan-based architecture firm specializing in high-quality residential projects. Our firm has designed and built homes on shallow NYC zoning lots, including projects involving complex zoning analysis, constrained site planning, and custom residential design. In this article, I will explain how shallow lot zoning works in NYC and how these regulations affect architectural design and development potential.
Table of Contents
Shallow Lots
NYC Rear Yard Requirements
New York City has specific yard requirements based on the type of development and lot size.
Detached and Zero Lot Line Buildings and Homes
In NYC detached or zero lot line residential developments of any kind require a 20 foot rear yard on interior lots for the first 75 feet of building height. The rear yard must be 30 feet deep above a height of 75 feet.
Attached and Semi-Detached Buildings and Homes
In NYC attached or semi-detached residential developments of any kind require a 30 foot rear yard on interior lots. If the lot is 40 feet or wider the rear yard may be 20 feet deep for up to 75 feet of building height above witch a 30 foot rear yard must be provided.
Shallow Zoning Lot Applicability
Shallow lots apply to residential zoning districts or residential buildings in commercial zones with a residential equivalent of: R1, R2, R3, R4, R5, R6, R7, R8, R9, R10, R11, & R12.
Shallow Through Lots in Residential Districts
Through lots less than 110 feet deep do not require a rear yard equivalent.
Through lots are also entitled to take advantage of shallow lot regulations but the rear yard equivalent cannot be less than 20 feet and a through lot must be under 190 feet deed to qualify.
Assessing Shallow Lots in NYC
Shallow lot regulations in NYC create important opportunities for residential development on constrained urban properties. Rear yard reductions can significantly increase the usable building area on shallow zoning lots and have a major impact on the design, layout, and feasibility of additions, enlargements, and new homes. Understanding how shallow lot provisions apply is an important part of zoning analysis and residential project planning in New York City.
Successful shallow lot projects require careful coordination of zoning regulations, building code requirements, site constraints, light and air considerations, and overall architectural design. Small dimensional changes can substantially affect floor plans, circulation, open space, and the overall functionality of a home.
I am Jorge Fontan, owner of Fontan Architecture, a Manhattan-based architecture firm specializing in high-quality residential projects. Our firm has experience designing homes and residential additions on shallow NYC zoning lots, including projects involving complex zoning analysis and constrained urban sites. If you are planning a new home, enlargement, or residential renovation in New York City, it is important to work with an architect who understands how zoning regulations affect design and development potential.
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Jorge Fontan, AIA, is an architect and founder of Fontan Architecture based in New York City. The firm focuses on residential design, including new homes and extensive renovations for discerning clients. Through collaborative dialogue that draws on the individuality of each client, projects develop as distinct architectural responses guided by thoughtful planning, precise detailing, and a commitment to creating enduring value.