NYC Zoning Handbook:
Residential Districts: R10

R10 is the highest density* residential district. This density is found on major avenues and crosstown streets south of 96th Street in Manhattan and in the Manhattan and Brooklyn central business districts. The permitted FAR of 10.0 can be increased to 12.0 if a large plaza, arcade or lower-income housing is provided. (12.0 FAR is the maximum residential density permitted by the State Multiple Dwelling Law.) The intent of the plaza bonus is to encourage open space. Where a plaza, arcade or lower-income housing is provided, density can reach 700 dwelling units per acre. Parking is required for 40 percent of the units in new developments. (R10-H is a special residential district mapped along Central Park South in which commercial hotels may be built by special permit.) The Quality Housing Program is optional in R10 districts.

*Density maximums (the number of dwelling units per acre) are based on an average of 2 l/2 zoning rooms per dwelling unit.

Basic Data

R10: General residence district
Maximum FAR: 10.0 (to 12.0 with plaza, arcade or lower-income housing)
Minimum OSR: None
Minimum lot area per room: 30 to 24.9 square feet
Maximum rooms per acre: 1,452 to 1,749
Required parking: 40% of dwelling units
Quality Housing Program: Optional