R3-1 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 R3-1. 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 | 15 ft | ZR 23-45 |
|---|---|---|
| Side yard | 5 ft | ZR 23-46 |
| Rear yard | 20 ft | ZR 23-47 |
| Lot coverage — interior lot | 50% | |
| Lot coverage — corner lot | 80% |
| Minimum lot area, practical | 3,800 sf | |
|---|---|---|
| Minimum lot width | 18 ft | |
| Parking spaces per dwelling unit | 1 | ZR 25-23 |
At 0.75 FAR, a 10,000 square foot lot in R3-1 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 R3-1, 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 R3-1 rules we have mirrored and checked by hand. Check us against them.
“R1-1 R1-2 R1-2A R2 R2A R2X R3-1 R3-2 R3A R3X 35 35”
“For all other types of multiple dwelling residences , the applicable dwelling unit factor shall be 680.”
“R1-1 R1-2 R1-2A R2 R2A R2X R3-1 R3-2 R3A R3X 35 35”
“R2 R2A R2X R3X R3-1 R3-2 R4 R5 2,850 30”
“R2 R2A R2X R3X R3-1 R3-2 R4 R5 2,850 30”
“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 .”
“These planes start at the maximum permitted height of the perimeter walls and meet at a ridge line of 35 feet above the base plane.”
Use groups permitted in R3 districts:
Underbuilt here means a lot of at least 2,500 square feet, built to less than half its residential floor area, in private hands, with at least 20,000 square feet of unused capacity. From PLUTO 26v2. How we counted.
R3-1 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.
R3-1 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.