R1-2 Zoning District — New York City
R1-2 is a low-density Single-Family Detached Residence District (NYC Zoning Resolution § 11-122) in New York City.
R1-2 at a glance
It principally allows housing and community facilities. As of right, the maximum residential FAR is 0.75. 14,211 tax lots citywide carry R1-2 as their primary zoning designation.
Bulk rules for R1-2
| Context | Residential FAR | Community facility FAR | Max lot coverage | Heights | Citation |
|---|---|---|---|---|---|
| As of right | 0.75 | 0.75† | 40% | Base 25 ft · Max 35 ft | NYC Zoning Resolution § 23-21, § 23-421, § 24-11, § 24-111 |
| Qualifying residential site | 1 | 1 | 40% | Base 35 ft · Max 35 ft | NYC Zoning Resolution § 23-21, § 23-424, § 24-11, § 24-111 |
In this district the community facility maximum is tied to the floor area permitted for residential use, which is 0.75 FAR. The 1.00 FAR the record carries for this use is the maximum for a building used entirely for community facility use, and it still governs the uses § 24-111 excepts — community facility uses permitted under § 73-11, § 73-13 or § 73-18, bulk modifications permitted under § 74-902, and buildings whose plans were filed with the Department of Buildings before 15 November 1972.
Values from the NYC Zoning Resolution, verified 2026-10-06; site-specific overlays, special districts, and waterfront rules can modify them — run a full lookup for a specific lot.
About residential districts
Residence districts principally allow housing and community facilities. Bulk rules in the NYC Zoning Resolution (§ 23-) control how much floor area a lot can carry and how tall and close to lot lines a building may be.
Contextual districts pair their floor-area ceilings with prescribed base and maximum building heights so new buildings mirror existing neighborhood form; non-contextual districts govern the envelope through more general height and setback rules, such as sky exposure planes. Commercial districts also allow residences under the rules of a residential-equivalent district, while manufacturing districts generally exclude new residences. Overlays and special purpose districts can modify any of this on a specific lot.
Example lots zoned R1-2
- Edith Avenue346,800 sq ft lot · 0 built FAR
- Hylan Boulevard324,895 sq ft lot · 0 built FAR
- 700 Victory Boulevard142,860 sq ft lot · 1.7 built FAR · built 1962
- 20 Cliff Street77,740 sq ft lot · 1.89 built FAR · built 1964
- 241-20 Northern Boulevard32,175 sq ft lot · 3.52 built FAR · built 1964
- Hylan Boulevard446,415 sq ft lot · 0 built FAR
- Chester Avenue165,000 sq ft lot · 0 built FAR
- 42-30 Douglaston Parkway41,842 sq ft lot · 2.43 built FAR · built 1964
- Hylan Boulevard172,200 sq ft lot · 0 built FAR
- Hylan Boulevard172,200 sq ft lot · 0 built FAR
- Elm Avenue156,700 sq ft lot · 0 built FAR
- Hylan Boulevard154,775 sq ft lot · 0 built FAR
R1-2 — quick questions
- What is the maximum residential FAR in R1-2?
- 0.75, as of right, per NYC Zoning Resolution § 23-21, § 23-421, § 24-11, § 24-111. Site-specific overlays, special districts, and waterfront rules can modify it — run a full lookup for a specific lot.
- Is R1-2 a contextual district?
- No. R1-2 is not a contextual district; its building envelope is governed by the district's general height and setback rules rather than a prescribed contextual envelope.
- How many tax lots are zoned R1-2?
- 14,211 tax lots citywide carry R1-2 as their primary zoning designation, per NYC municipal records as of 2026-10-20.
Keep learning
What do the R1-2 rules mean for a specific lot?
PearlAudit resolves the governing zoning for any NYC tax lot — district, overlays, special districts — and cites the Zoning Resolution section behind every rule claim.
District data: NYC municipal records (Department of City Planning) and the NYC Zoning Resolution. See our sources and methodology. Parcel data as of 2026-10-20.