R3-1 Zoning in NYC
R3-1 is a low-rise, one- and two-family zoning district in New York City. It allows a residential FAR of 0.75 and buildings up to 35 ft tall. 50,351 tax lots carry the R3-1 designation, 55% of them in Staten Island.
R3-1 zoning rules at a glance
| Rule | Value | Note |
|---|---|---|
| Max residential FAR | 0.75 | ZR 23-21, after City of Yes (Dec 2024). |
| FAR, qualifying residential site | 1.0 | Sites of 5,000 sq ft or more meeting ZR 12-10; PLUTO cannot confirm it, check the lot. |
| Largest single dwelling unit | FAR 0.6 | Standard lots of 4,000 sq ft or more (ZR 23-21 footnote). |
| Street wall / base height | 25 ft | Before the pitched roof begins (ZR 23-42). |
| Max building height | 35 ft | Pitched roof required. |
| Front yard | 15 ft | ZR 23-32. |
| Side yard | 5 ft each side | Where the building is not attached. |
| Lot coverage | 50% interior, 80% corner | ZR 23-36. |
| Building types | Attached and detached |
R3-1 lots in the data
Where R3-1 lots are
- Staten Island: 27,939 parcels
- Queens: 15,175 parcels
- Brooklyn: 5,646 parcels
- The Bronx: 1,591 parcels
Browse by area in the neighborhood index.
R3-1 zoning questions
What is the maximum FAR in R3-1?
Residential FAR in R3-1 is 0.75 (ZR 23-21). Floor area on a lot is that ratio times the lot area.
How tall can a building be in R3-1?
R3-1 buildings reach 35 feet at most, with a 25-foot street wall under a pitched roof (ZR 23-42).
How built-out are R3-1 lots?
The average R3-1 lot is built to 0.61 FAR against an average maximum residential FAR of 0.75 in MapPLUTO 26v2, so about 19% of allowed floor area is unused on the average lot. Lots vary; open any one on the map.
Does City of Yes affect R3-1 lots?
50,351 of 50,351 R3-1 lots (100%) flag as touched by at least one City of Yes for Housing Opportunity program in NYRezone's screening. Eligibility is lot by lot; verify each one.
Look up any R3-1 lot
The NYRezone NYC zoning map shows zoning, buildable area and unused floor area for every parcel. No login.
Related R3 districts
Sources & freshness
Data: NYC MapPLUTO 26v2 (checked Sept. 28, 2026); compiled by NYRezone. Parcel counts and built-versus-allowed FAR come from that release. Rule values come from the NYC Zoning Resolution as amended by City of Yes for Housing Opportunity (Dec 2024). This is orientation, not legal advice: confirm a lot with the Department of City Planning before you act on it.