The Quality Housing Program (QHP) was established as a direct response to Height Factor Zoning, a zoning concept rooted in the Tower in The Park urban planning ideology, which typically results in tall and slender buildings. The QHP aims to incentivize the development of shorter, wider structures that seamlessly integrate into their contextual surroundings and character, therefore enhancing the overall aesthetic of the city. The program is mandatory for residential development in contextual districts, and it is optional in non-contextual districts. In many instances, the NYC zoning regulations offer slightly increased floor areas for Quality Housing buildings, allowing developers to construct larger buildings in terms of square footage, albeit with a lower height.

Quality Housing structures are characterized by required setbacks, base heights and maximum building heights which align with the typical architectural building form found throughout New York City. In conjunction with the bulk requirements, QHP buildings also provide on-site amenity spaces for its residents.

“Navigating New York City's zoning laws, like the Quality Housing Program and Height Factor Zoning, is crucial for unlocking the full potential of real estate projects. Development Site Advisors® offers the expertise and tools necessary to maximize property value within the city's unique regulatory landscape. It's about turning complex regulations into valuable opportunities for your property."

Lev Kimyagarov-Managing Principal, Co-Founder at Development Site Advisors®

The Quality Housing Program Deductions and Requirements

To further encourage the promotion of quality housing, additional zoning deductions have been introduced, providing developers with opportunities to create larger buildings while adhering to the Quality Housing guidelines. These deductions, though modest, can significantly impact the overall square footage of a building.

Elevated Ground Floor Zoning Deduction:

Quality Housing buildings featuring an elevated ground floor, accessed by stairs, ramp, or lift, with apartments on the first floor, qualify for zoning deductions. Developers can deduct 100 square feet of entryway for every 1 foot above the curb of the first floor with a maximum deduction limit of 500 square feet.

Refuse Storage and Disposal Requirements and Zoning Deduction:

For buildings with more than nine apartments per vertical circulation core, garbage storage and disposal must be provided. One garbage storage space of 2.9 cubic feet per apartment is required, and on every floor, a minimum of twelve square feet for a trash room must be allocated. Developers can deduct twelve square feet from the zoning floor area for the trash room per story.

Laundry Facilities Zoning Deductions:

Developers providing laundry facilities can deduct the floor area of that space from the zoning floor area. To qualify, specific criteria must be met, including a minimum of one washer per twenty apartments, one dryer per forty apartments, and a minimum of three square feet of unobstructed floor space for chairs and laundry folding tables per machine. Additionally, windows must constitute at least 9.5% of the laundry room floor area and must face a street, yard, or court as defined in the zoning code.

Daylight In Corridors Zoning Deductions:

Developers incorporating windows in public corridors can deduct up to 50% of the floor area of such corridors, provided they meet specific standards. These standards include a minimum window size of 20 square feet, clear glass without tints, and visibility from at least 50% of the corridor. Windows must also face a street, yard, or court as defined by the zoning code.

Density Per Corridor Zoning Deduction:

A 50% deduction of corridor floor area from the zoning floor area is allowed if specific criteria are met. The number of apartments served by each corridor per floor varies based on zoning regulations, with maximum limits for R6, R7, R8, R9, and R10 zones.

Parking for Quality Housing:

Additionally, for developments with parking facilities, screening is required to ensure that the parking area is not visible from apartments, adjacent buildings, or the street. Parking in front of the building is expressly prohibited.

By incorporating these zoning deductions and requirements, the Quality Housing Program not only encourages the creation of architecturally harmonious buildings and sets multifamily housing standards but also provides developers with incentives to contribute positively to the city's urban landscape.

Height Factor Zoning (HF)

Height Factor Zoning, on the other hand, results in tall, skinny buildings with more open space on their zoning lots. This set of regulations can be applied in non-contextual R6 through R9 zoning districts. The concept is based on the "Tower in The Park" design, which emphasizes verticality and open spaces.

Height Factor Zoning has three variables that are linked:

Floor Area Ratio (FAR):

Floor Area Ratio (FAR) is a simple formula for determining how many square feet you can build on a property. The Floor Area Ratio changes based on the number of stories.

Open Space Ratio (OSR):

Open Space Ratio (OSR) regulates how wide a building can be. The open space ratio formula is a percentage of the building floor area that results in the square footage of the open space.

Number of Stories:

Another important aspect in Height Factor Zoning is the number of stories. When the number of stories changes, the other two factors (FAR and OSR) change with it.

Height factor would be a choice for developers with large and deep zoning lot or development that accentuates “view” for its residents. Building Quality Housing in R6-R8 zoning may receive wide street FAR bonus that will result in additional zoning floor areas. This bonus is seen as an incentive for developers by preserving neighborhood character and maintaining multi-family development standards.

At Development Site Advisors®, we specialize in guiding clients through these intricacies and offer valuable resources, including our proprietary Sitestimate® for a comprehensive property valuation and Sitestimate®+ for a detailed development proforma. Feel free to reach out to us to unlock the full potential of your property in the dynamic landscape of New York City development. Our expertise in zoning can help you navigate the complexities of regulations, ensuring that your development project aligns with the city's architectural vision and maximizes the value of your property.