Hello again. You ask what i mean by ‘then step back’. So you’ll have a facade 30′-40′ tall, you cannot go higher. However, if you step back (make a 15′ deep terrace on the roof) you can add another 1-2 floors and go up to 50′ high. the idea is that people form the street will only see the 30′-40’wall.
Good luck!
R6 provides two paths for construction – quality housing and height factor. Quality housing has a height limit, with a slightly higher FAR and results in squat, dense buildings. Height factor has no height limit, and results in “finger buildings” (the height is limited by FAR and a “sky exposure plane” – so the buildings set back, or are set back initially and rise straight up). Street width is one factor in deciding which option to pursue – a wide street under quality housing yields more floor area than a height factor building on the same street). Also, in R6 zones you can get a bonus for providing a community facility.
R6A and R6B are contextual zoning categories (I’m pretty certain the “B” is not for Brooklyn). R6B has the lowest FAR among R6 zones, a 40′ street wall height limit and an overall height limit of 50′. Community facility bonuses can’t be taken in R6A and R6B zones.
r6 is a bigger FAR multiple than r6b, usu r6b is brooklyn and before some of the recent rezoning (down zoning on some residential streets) it was a multiple of 2.2x (r6 is usu 2.49x). so if the plot is 20×100=2000, 2000×2.2=4400, so the total living sf allowable would be 4400. in other words if the building is 20×40 and is 4 stories in this theorectical plot, 3200 of the possible 4400 would be built out allowing for an extension. clearly there are more complicated aspects of the zoning but this is the jist. hope it is helpful
It’s a bit complicated, but in general, the higher the number in a zoning designation, the denser (R4 is less dense than R6), and the B suffixes designate areas that are “contextual”. That means the city allows for certain liberties in exchange for fitting into the existing context (only in terms of bulk etc., not style). For example, in R6, the FAR (the size of all your floor plates divided by the size of your lot) is variable depending on how many stories you build, and you can THEORETICALLY build as many as you want but they have to step back etc. In R6B, you can build 50′ tall, you have to have a 30-40foot “base” (your facade has to align with your neighbors’) and then step back 15′. But then you get a higher overall FAR.
Hello again. You ask what i mean by ‘then step back’. So you’ll have a facade 30′-40′ tall, you cannot go higher. However, if you step back (make a 15′ deep terrace on the roof) you can add another 1-2 floors and go up to 50′ high. the idea is that people form the street will only see the 30′-40’wall.
Good luck!
Thank you so much everybody. that is very helpful
The categories have different base FAR (density).
R6 provides two paths for construction – quality housing and height factor. Quality housing has a height limit, with a slightly higher FAR and results in squat, dense buildings. Height factor has no height limit, and results in “finger buildings” (the height is limited by FAR and a “sky exposure plane” – so the buildings set back, or are set back initially and rise straight up). Street width is one factor in deciding which option to pursue – a wide street under quality housing yields more floor area than a height factor building on the same street). Also, in R6 zones you can get a bonus for providing a community facility.
R6A and R6B are contextual zoning categories (I’m pretty certain the “B” is not for Brooklyn). R6B has the lowest FAR among R6 zones, a 40′ street wall height limit and an overall height limit of 50′. Community facility bonuses can’t be taken in R6A and R6B zones.
r6 is a bigger FAR multiple than r6b, usu r6b is brooklyn and before some of the recent rezoning (down zoning on some residential streets) it was a multiple of 2.2x (r6 is usu 2.49x). so if the plot is 20×100=2000, 2000×2.2=4400, so the total living sf allowable would be 4400. in other words if the building is 20×40 and is 4 stories in this theorectical plot, 3200 of the possible 4400 would be built out allowing for an extension. clearly there are more complicated aspects of the zoning but this is the jist. hope it is helpful
“and then step back 15′”
makes sense except for this part.
please clarify?
The ubiquitous R6 should be called R22–there’s always a catch.
It’s a bit complicated, but in general, the higher the number in a zoning designation, the denser (R4 is less dense than R6), and the B suffixes designate areas that are “contextual”. That means the city allows for certain liberties in exchange for fitting into the existing context (only in terms of bulk etc., not style). For example, in R6, the FAR (the size of all your floor plates divided by the size of your lot) is variable depending on how many stories you build, and you can THEORETICALLY build as many as you want but they have to step back etc. In R6B, you can build 50′ tall, you have to have a 30-40foot “base” (your facade has to align with your neighbors’) and then step back 15′. But then you get a higher overall FAR.
I hope this makes some sense.
The B means less $$$$$$$$
YEAH THE R6 HAS A B AT THE END