Zoning Districts Explained: Residential, Commercial & Manufacturing in NYC

New York City’s zoning framework is organized into three primary district types—Residential (R), Commercial (C), and Manufacturing (M) — each with its own set of rules governing permitted uses, density, and building form. Understanding how these districts work is fundamental to identifying development potential and executing as-of-right projects.

As the City of Yes initiative expands what’s possible within each district, particularly through transit-oriented zoning and mixed-use overlays. Developers need a clear grasp of the zoning map’s foundation.

The Three District Types

1. Residential (R) Districts

These zones regulate low- to high-density housing throughout NYC. Each district is assigned a number (R1 through R10), with higher numbers indicating higher allowable density.

• R1–R5: Low- to moderate-density, largely one- to three-family homes
• R6–R10: Medium- to high-density, includes elevator buildings and towers
• Subject to contextual zoning (e.g. R6A, R7B), quality housing, and FAR limits
• Some districts now allow Accessory Dwelling Units (ADUs) post-COY

2. Commercial (C) Districts

Commercial zones regulate retail, office, hotel, and service uses. They’re often mapped in corridors or as overlays atop residential zones.

• C1/C2 Overlays: Allow local retail in residential areas
• C4–C6: Medium to high-density shopping, mixed-use, and office districts
• C5/C6: High-rise commercial core districts (e.g., Midtown, FiDi)
• Many C districts allow residential under R-equivalent rules (e.g., C6-4 = R10)

3. Manufacturing (M) Districts

Designed for industrial uses, storage, and production. Now also home to creative office space, clean tech, and mixed-use experiments.

• M1: Light manufacturing, storage, clean production
• M2: Moderate industrial use (less common in new development)
• M3: Heavy industry (often legacy zoning)
• M1 districts are being retooled under City of Yes for environmental performance

How Zoning Districts Guide Development Strategy

For investors, developers, and property owners, knowing the zoning district determines:

• Permitted Use: What type of asset (residential, commercial, industrial) can legally be built or operated
• FAR (Floor Area Ratio): Controls the total buildable floor area
• Contextual Bulk: Dictates height, setback, and envelope shape
• Parking Requirements: Varies significantly by zone and use

Overlay districts (like Special Purpose Districts or Transit Zones) can further modify these baseline rules—creating opportunities for enhanced FAR, reduced parking, or mixed-use development.

Development Site Advisors® Zoning Services

Our team at Development Site Advisors® specializes in unlocking the true potential of NYC lots through:

• Zoning district audits
• R-Equivalent residential analysis in commercial zones
• Use group mapping for non-traditional assets
• Highest-and-best-use strategy memos

Whether you're evaluating a vacant site in Mott Haven or assembling parcels in Midtown, understanding the zoning district is your first step.

Curious about your property’s zoning classification? Contact us for a complimentary zoning summary or full Sitestimate™ report.