R3-1 Zoning District — New York City
R3-1 is a low-density Detached and Semi-Detached Residence District (NYC Zoning Resolution § 11-122) in New York City.
R3-1 at a glance
It principally allows housing and community facilities. As of right, the maximum residential FAR is 0.75. 50,393 tax lots citywide carry R3-1 as their primary zoning designation.
Bulk rules for R3-1
| Context | Residential FAR | Community facility FAR | Max lot coverage | Heights | Citation |
|---|---|---|---|---|---|
| As of right | 0.75 | 1 | 50% | Base 25 ft · Max 35 ft | NYC Zoning Resolution § 23-21, § 23-421, § 24-11 |
| Qualifying residential site | 1 | 1 | 50% | Base 35 ft · Max 35 ft | NYC Zoning Resolution § 23-21, § 23-424, § 24-11 |
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 R3-1
- 256 Mason Avenue56,100 sq ft lot · 1.38 built FAR · built 1986
- 151-20 Baisley Boulevard49,000 sq ft lot · 1.75 built FAR · built 1962
- Mason Avenue318,900 sq ft lot · 0 built FAR
- 94-00 Ditmars Boulevard76,712 sq ft lot · 1.02 built FAR · built 1956
- 95-01 Ditmars Boulevard204,685 sq ft lot · 0 built FAR
- Woodrow Road225,570 sq ft lot · 0 built FAR
- Mason Avenue201,150 sq ft lot · 0 built FAR
- 115 Oriental Boulevard207,185 sq ft lot · 0.46 built FAR · built 1938
- 154-18 17 Road223,055 sq ft lot · 0.77 built FAR · built 1975
- 162-31 Cross Bay Boulevard36,300 sq ft lot · 2.65 built FAR · built 1987
- 183-15 Horace Harding Expre27,755 sq ft lot · 2.06 built FAR · built 2011
- 63-85 Woodhaven Boulevard52,500 sq ft lot · 2.39 built FAR · built 1952
R3-1 — quick questions
- What is the maximum residential FAR in R3-1?
- 0.75, as of right, per NYC Zoning Resolution § 23-21, § 23-421, § 24-11. Site-specific overlays, special districts, and waterfront rules can modify it — run a full lookup for a specific lot.
- Is R3-1 a contextual district?
- No. R3-1 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 R3-1?
- 50,393 tax lots citywide carry R3-1 as their primary zoning designation, per NYC municipal records as of 2026-10-20.
Keep learning
What do the R3-1 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.