Zoning in Bushwick, Brooklyn

What is Bushwick zoned?

Bushwick is overwhelmingly R6: 10,036 of its 11,151 tax lots (90%) have R6 as their main district in PLUTO 26v2, counting lots inside the 2020 Bushwick (West) and Bushwick (East) NTAs. R6 allows a standard residential FAR of 2.20, or 3.00 within 100 feet of a wide street, and 3.90 for qualifying affordable or senior housing (ZR 23-22). Check any Bushwick address free on Zohgo.

Few NYC neighborhoods are as dominated by a single district as Bushwick, so the R6 rules, and especially the wide street rule, decide most projects here.

Tax lots

11,151PLUTO 26v2

Most common

R690% of lots

Commercial overlay

1,409lots (13%)

Median lot

2,000 sq ftlot area

Residence districts are the main district on 10,291 of Bushwick's 11,151 lots (92%), and almost all of those are R6. The rest is a mix: 572 lots in manufacturing districts (mostly M1-1), 245 in commercial districts (mostly C4-3), and 38 park lots. R6 is not a contextual "A" or "B" district, but under the current Zoning Resolution it still has firm height limits that depend on the street the lot faces (ZR 23-432).

Zoning districts in Bushwick by tax lot

Zoning district (zonedist1)	Tax lots	Share	Standard residential FAR	Max building height (standard)
R6	10,036	90.0%	2.20 (3.00 near wide st.)	55 ft (75 ft near wide st.)
M1-1	537	4.8%	commercial or manufacturing district
C4-3	197	1.8%	commercial or manufacturing district
R4	127	1.1%	1.00	35 ft
R7-2	83	0.7%	3.44 (4.00 near wide st.)	75 ft (85 ft near wide st.)
Park (PARK)	38	0.3%
C8-2	31	0.3%	commercial or manufacturing district
M3-1	29	0.3%	commercial or manufacturing district
R6A	24	0.2%	3.00	75 ft
R7A	18	0.2%	4.00	85 ft
All other districts (7)	31	0.3%
Total	11,151	100%

Source: PLUTO 26v2, field zonedist1, lots inside the 2020 NTA boundary. "Standard" FAR and height are the ZR 23-21 / 23-22 and 23-42x limits for standard residences; affordable, senior and qualifying sites can go higher. Other districts: C8-1, M1-5, (none), M1-5/R7D, R6B, M1-2, R3-2.

What R6 allows in Bushwick

FAR on narrow streets. Standard residences: 2.20. Qualifying affordable or senior housing: 3.90 (ZR 23-22).
FAR near wide streets. On zoning lots, or the portions of them, within 100 feet of a wide street, the standard FAR rises to 3.00 (ZR 23-22, note 1). A wide street is one 75 feet or more in width (ZR 12-10). See our wide vs narrow street guide.
Height on narrow streets. Base 30 to 45 feet, maximum building height 55 feet; for qualifying affordable or senior housing, base up to 65 feet and building up to 85 feet (ZR 23-432, note 2 rows).
Height near wide streets. Base 40 to 65 feet, maximum height 75 feet; qualifying affordable or senior housing up to 95 feet (ZR 23-432, note 1 rows).
Use. R6 has no Use Group II limit to one- or two-family homes, so apartment buildings are allowed as of right (ZR 22-122 lists limits only for R1 to R5 districts).
M1-1 (537 lots) and C4-3 (197 lots). Manufacturing and commercial districts with their own rules; see our M1 guide and C4 guide.

Is your Bushwick lot on a wide street?

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Worked example: the same R6 lot on two kinds of street

Step	Calculation	Result
Lot	20 ft x 100 ft (Bushwick's median R6 lot in PLUTO is 2,000 sq ft, 20.5 ft wide)	2,000 sq ft
Narrow street, standard	2,000 x 2.20	4,400 sq ft
Within 100 ft of a wide street, standard	2,000 x 3.00	6,000 sq ft
UAP or senior housing (either street)	2,000 x 3.90	7,800 sq ft
Affordable floor area needed for 3.90 on a narrow street	7,800 - 4,400 (UAP can exceed standard FAR only by the affordable floor area, ZR 27-111)	3,400 sq ft
Units, narrow street standard	4,400 / 680 = 6.47 (ZR 23-52)	6 units
Units, wide street standard	6,000 / 680 = 8.82, rounds up at 0.75 or more	9 units
Max height	55 ft narrow / 75 ft wide; 85 or 95 ft with qualifying affordable housing (ZR 23-432)

The math ignores yards, coverage and building code limits, which often bind on 20-foot lots. Lots split by the 100-foot line get the higher FAR only on the portion within 100 feet of the wide street.

Commercial overlays

Commercial overlay (overlay1)	Tax lots	Share of all lots
C2-3	773	6.9%
C1-3	587	5.3%
C2-4	49	0.4%
Any overlay	1,409	12.6%

1,409 lots (13%) carry a commercial overlay, led by C2-3 (773 lots) and C1-3 (587). In R6, an overlay lot with only commercial use is capped at FAR 2.00, while community facility use can reach 4.80 (ZR 33-121, row R6 R6-1 R7-1). Our C1 and C2 overlay guide explains the difference.

Special districts and inclusionary housing

Special Mixed Use District 22 was established in Bushwick on May 27, 2021 (ZR 123-90). Only 2 lots in these NTAs have it as their main special district in PLUTO, and 2 lots carry the paired M1-5/R7D district.
Mandatory Inclusionary Housing applies to just 5 lots, from the 1601 DeKalb Avenue (2018) and Suydam Street (2021) rezonings (DCP MIH dataset).
UAP. UAP is the City of Yes program that lets a development or enlargement outside a Mandatory Inclusionary Housing area exceed the standard FAR, but only by the amount of affordable housing it provides (ZR 27-111). Because almost none of Bushwick is in an MIH area, the 3.90 qualifying affordable FAR is available to most R6 lots that provide the affordable floor area.

How we defined Bushwick and counted lots

Boundary: the official 2020 Neighborhood Tabulation Areas Bushwick (West) (BK0401), Bushwick (East) (BK0402), published by NYC City Planning on NYC Open Data. Real-estate listings often draw Bushwick differently, so treat the edges as approximate.
Lots: every tax lot in PLUTO version 26v2 (pulled October 26, 2026) whose latitude and longitude fall inside that boundary, 11,151 lots in total. Every lot in the area's census tracts had coordinates, so none were dropped. A cross-check using PLUTO's 2020 census tract field gave almost the same count.
District: PLUTO's "zonedist1", which is the district covering the largest part of each lot. 45 lots are split by a district, overlay or special district boundary (PLUTO "splitzone"); each is counted once, under its main district. Special districts only appear in PLUTO when they cover at least 10% of a lot (PLUTO Data Dictionary).
Lot counts measure how many parcels are in a district, not land area. A large lot and a small one each count as one.

Bushwick zoning FAQ

What is the main zoning district in Bushwick?

R6. In PLUTO 26v2, 10,036 of the 11,151 tax lots inside the 2020 Bushwick (West) and Bushwick (East) NTAs (90%) have R6 as their main district.

What FAR is allowed in R6?

Standard residences get FAR 2.20, or 3.00 on the portion of a zoning lot within 100 feet of a wide street. Qualifying affordable or senior housing gets 3.90 (ZR 23-22).

How tall can an R6 building be in Bushwick?

On a narrow street beyond 100 feet of a wide street, 55 feet (85 feet for qualifying affordable or senior housing). Within 100 feet of a wide street, 75 feet (95 feet for qualifying affordable or senior housing) (ZR 23-432).

What is a wide street?

Any street 75 feet or more in width (ZR 12-10). Streets under 75 feet are narrow streets.

Does UAP apply in Bushwick?

Mostly yes. UAP covers developments outside Mandatory Inclusionary Housing areas (ZR 27-111), and only 5 Bushwick lots are inside adopted MIH areas according to DCP's MIH dataset.

Sources

Lot counts are our own tabulation of PLUTO 26v2 inside the 2020 NTA boundary, pulled October 26, 2026. PLUTO is updated a few times a year, so counts will drift.

NYC Open Data: Primary Land Use Tax Lot Output (PLUTO), version 26v2, queried October 26, 2026: https://data.cityofnewyork.us/d/64uk-42ks
NYC Open Data: 2020 Neighborhood Tabulation Areas (NTAs): https://data.cityofnewyork.us/d/9nt8-h7nd
NYC DCP: PLUTO Data Dictionary, August 2026 (26v2) (PDF): https://s-media.nyc.gov/agencies/dcp/assets/files/pdf/data-tools/bytes/pluto_datadictionary.pdf
NYC Open Data: Mandatory Inclusionary Housing areas (DCP): https://data.cityofnewyork.us/d/m79g-k9r4
ZR 23-21: Floor area regulations for R1 through R5 Districts: https://zr.planning.nyc.gov/article-ii/chapter-3/23-21
ZR 23-22: Floor area regulations for R6 through R12 Districts: https://zr.planning.nyc.gov/article-ii/chapter-3/23-22
ZR 23-432: Height and setback requirements (R6-R12): https://zr.planning.nyc.gov/article-ii/chapter-3/23-432
ZR 23-52: Maximum number of dwelling units: https://zr.planning.nyc.gov/article-ii/chapter-3/23-52
ZR 33-121: Commercial overlay (C1, C2) floor area ratios: https://zr.planning.nyc.gov/article-iii/chapter-3/33-121
ZR 123-90: Locations of Special Mixed Use Districts: https://zr.planning.nyc.gov/article-xii/chapter-3/123-90
ZR 27-111: Definitions, including "UAP development": https://zr.planning.nyc.gov/article-ii/chapter-7/27-111
ZR 22-122: Use Group II limits by residence district: https://zr.planning.nyc.gov/article-ii/chapter-2/22-122
ZR 12-10: Definitions (wide street, narrow street): https://zr.planning.nyc.gov/article-i/chapter-2/12-10