| Zoning districts where applicable |
R3, R4, or R5 (contextual or non-contextual); must also be in the Greater Transit Zone |
R1–R5 (all low-density districts, no transit requirement) |
| Transit proximity requirement |
Must be within the Greater Transit Zone (mapped boundary, generally subway-proximate neighborhoods) |
None |
| What can be built |
3–5 story multifamily apartment building |
1–2 family home; small multifamily in some R3/R4 districts |
| FAR available |
Up to 2.0 FAR residential (R5 equivalent) within Greater Transit Zone, regardless of actual district |
Varies: R3 ≈ 0.5–0.6; R4 ≈ 0.75–0.9 |
| Approval process required |
As-of-right (no discretionary approval, no ULURP) |
As-of-right |
| Parking requirements |
Waived for 75 units or fewer (in Greater Transit Zone) |
Required (typically 1 space per unit in outer boroughs, pre-COYHO rules apply elsewhere) |
| Design requirements |
No side yards required (5-ft open area if any side area provided); height/setback per R5 standards; street wall and setback rules apply |
Standard R1–R5 yard, height, and setback requirements |
| Effect on land value |
Significant increase, lot can now support a multifamily building worth a multiple of the prior as-of-right value |
Baseline; value reflects 1–2 family home potential only |
| Who is the likely buyer |
Multifamily developer, condo developer, rental developer |
Owner-user, small investor, 1–2 family builder |
| What an owner should do first |
Confirm QRS eligibility via DCP's Zoning Map and Greater Transit Zone dataset; consult a zoning attorney or architect to model development potential |
No immediate action needed; existing development rights unchanged |
