R1 is a residential zoning district governed by ZR 23-22, with residential far of 0.75.
These are the figures the engine applies when it models a lot in R1. Where a rule differs between a narrow and a wide street, both are shown.
| Residential FAR | 0.75 | ZR 23-22 |
|---|---|---|
| Community facility FAR | 1 | ZR 23-22 |
| Commercial overlay FAR | 1 | ZR 33-121 |
| Front yard | 20 ft | ZR 23-45 |
|---|---|---|
| Side yard | 8 ft | ZR 23-46 |
| Rear yard | 20 ft | ZR 23-47 |
| Lot coverage — interior lot | 40% | |
| Lot coverage — corner lot | 80% |
| Minimum lot area, practical | 9,500 sf | |
|---|---|---|
| Minimum lot width | 75 ft | |
| Parking spaces per dwelling unit | 1 | ZR 25-23 |
At 0.75 FAR, a 10,000 square foot lot in R1 carries roughly 7,500 square feet of zoning floor area.
That is the ceiling, not the answer. The height envelope, required yards, lot shape, street width, overlays and any special district all cut into it. Running the real lot is the only way to know which constraint binds first.
Every area of the city zoned R1, from NYC Planning’s published zoning district layer.
The sentences below are quoted verbatim from the Zoning Resolution text the engine is built against, for the R1 rules we have mirrored and checked by hand. Check us against them.
“For all other types of multiple dwelling residences , the applicable dwelling unit factor shall be 680.”
“a setback with a depth of at least 15 feet shall be provided from any street wall fronting on a narrow street”
“a setback with a depth of at least 10 feet shall be provided from any street wall fronting on a wide street”
“where the width of the outer court is 30 feet or more above a height of 75 feet, where permitted”
“Perimeter walls are subject to setback regulations at a maximum height above the base plane of 25 feet.”
“In R1 through R5 Districts, a rear yard with a minimum depth of five feet shall be provided where such rear lot line coincides with a side lot line of an adjoining zoning lot .”
“in no event shall the minimum depth of a required yard , or portion thereof, be reduced to less than 20 feet.”
“In the districts indicated, no rear yard shall be required within 100 feet of the point of intersection of two street lines intersecting at an angle of 135 degrees or less.”
Use groups permitted in R1 districts:
R1 has a residential far of 0.75, set by ZR 23-22. On a 10,000 square foot lot that is about 7,500 square feet of zoning floor area before any bonus, and before the height envelope and yard requirements are applied.
R1 is not governed by a flat height cap in the quality housing tables; height is controlled by the sky exposure plane and the bulk rules shown above.
Source: NYC Planning zoning districts.