R6-1 Zoning District — New York City
R6-1 is a medium-density General Residence District (NYC Zoning Resolution § 11-122) in New York City.
R6-1 at a glance
It principally allows housing and community facilities. As of right, the maximum residential FAR is 3. 90 tax lots citywide carry R6-1 as their primary zoning designation.
Bulk rules for R6-1
| Context | Residential FAR | Community facility FAR | Max lot coverage | Heights | Citation |
|---|---|---|---|---|---|
| As of right | 3 | 4.8 | 80% | Base 40–65 ft · Max 75 ft | NYC Zoning Resolution § 23-22, § 23-432, § 23-431, § 24-11 |
| Qualifying affordable housing | 3.9 | 4.8 | 80% | Base 40–65 ft · Max 95 ft | NYC Zoning Resolution § 23-22, § 23-432, § 23-431, § 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 R6-1
- 2415 East Tremont Avenue13,746 sq ft lot · 2.29 built FAR · built 1931
- 1529 Williamsbridge Road8,394 sq ft lot · 1.34 built FAR · built 1999
- 1500 Hone Avenue10,060 sq ft lot · 4.31 built FAR · built 1927
- 1481 Blondell Avenue12,500 sq ft lot · 1.17 built FAR · built 1959
- 1501 Williamsbridge Road19,650 sq ft lot · 0.13 built FAR · built 1974
- 2543 East Tremont Avenue36,734 sq ft lot · 0.29 built FAR · built 1976
- 2601 East Tremont Avenue11,290 sq ft lot · 0.46 built FAR · built 1931
- 2451 East Tremont Avenue4,471 sq ft lot · 1.79 built FAR · built 2008
- 1634 Eastchester Road4,699 sq ft lot · 2.05 built FAR · built 1930
- White Plains Road82,000 sq ft lot · 0 built FAR
- 1484 Williamsbridge Road5,406 sq ft lot · 1 built FAR · built 1992
- 1550 Bronxdale Avenue8,250 sq ft lot · 0.62 built FAR · built 1956
R6-1 — quick questions
- What is the maximum residential FAR in R6-1?
- 3, as of right, per NYC Zoning Resolution § 23-22, § 23-432, § 23-431, § 24-11. Site-specific overlays, special districts, and waterfront rules can modify it — run a full lookup for a specific lot.
- Is R6-1 a contextual district?
- No. R6-1 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 R6-1?
- 90 tax lots citywide carry R6-1 as their primary zoning designation, per NYC municipal records as of 2026-10-20.
Keep learning
What do the R6-1 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.