R1-1 Zone in New York City, NY
R1-1 zoning district rules in New York City, NY. Permitted uses, setbacks, height limits, and lot coverage requirements.
The R1-1 zone in New York City, NY is a residential district (Single-Family Residential). Permits one dwelling unit per lot. Typically the most restrictive residential zone. Designed to preserve the character of established single-family neighborhoods. This zone requires a 20 ft front setback, 8 ft side setback, and 30 ft rear setback. Maximum building height is 35 feet (2 stories). Maximum lot coverage is 35%.
Common Permitted Uses
- Single-family homes
Permits one dwelling unit per lot. Typically the most restrictive residential zone. Designed to preserve the character of established single-family neighborhoods.
Setback Requirements
| Setback Type | Requirement |
|---|---|
| Front Setback | 20 feet |
| Side Setback | 8 feet |
| Rear Setback | 30 feet |
NYC Zoning Resolution Section 23-44. R1-1 is lowest-density residential — large lots in Staten Island and outer Queens.
Height Limits
- Max Height
- 35 feet
- Max Stories
- 2
NYC Zoning Resolution Section 23-631.
Lot Coverage
- Max Coverage
- 35%
NYC Zoning Resolution Section 23-141. Floor area ratio controls building mass more than lot coverage in higher-density zones.
Parking Requirements
Single-family: 1 space per dwelling in R1-R3 districts. Reduced or no requirement near transit. NYC Zoning Resolution Section 25-21. Multi-family: Varies by zone and distance from transit. Many areas near subway lines have zero parking requirement under City of Yes for Housing Opportunity (2024). Citywide parking requirement eliminated for affordable housing and transit-rich areas.
Source: NYC Zoning Resolution Article II; City of Yes for Housing Opportunity Text Amendment (approved December 2024). Last verified April 3, 2026. View source