C3A Zoning District — New York City
C3A is a contextual, low-density Waterfront Recreation District (NYC Zoning Resolution § 11-122) in New York City.
C3A at a glance
It allows commercial uses, and generally also housing under the rules of a residential-equivalent district. As of right, the maximum residential FAR is 0.75 and the maximum commercial FAR is 0.5. 937 tax lots citywide carry C3A as their primary zoning designation.
Bulk rules for C3A
| Context | Residential FAR | Commercial FAR | Community facility FAR | Heights | Citation |
|---|---|---|---|---|---|
| As of right | 0.75 | 0.5 | 1 | Base 25 ft · Max 35 ft | NYC Zoning Resolution § 34-03 (C3A→R3A), § 33-122 (comm FAR), § 33-123 (CF FAR), § 23-21, § 23-421, § 34-03 |
| Qualifying residential site | 1 | 0.5 | 1 | Base 35 ft · Max 35 ft | NYC Zoning Resolution § 34-03 (C3A→R3A); § 33-122 (comm FAR); § 33-123 (CF FAR); § 23-21, § 23-424 |
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 commercial districts
Commercial districts allow retail, office, and service uses, and most also allow housing under the rules of a residential-equivalent district. Commercial bulk is governed by § 33- of the NYC Zoning Resolution.
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 C3A
- 1110 Stadium Avenue48,250 sq ft lot · 2.84 built FAR · built 1963
- 5 Harbour Court174,977 sq ft lot · 0.65 built FAR · built 1989
- 3255 Randall Avenue26,600 sq ft lot · 2.1 built FAR · built 1965
- 2716 Schurz Avenue96,250 sq ft lot · 0.63 built FAR · built 1986
- 1414 Outlook Avenue365,904 sq ft lot · 0.2 built FAR · built 2002
- Glennon Place145,950 sq ft lot · 0 built FAR
- 1 Angelas Place34,860 sq ft lot · 1.73 built FAR · built 2004
- Shore Drive2,160,568 sq ft lot · 0 built FAR
- 8c Edgewater Park889,400 sq ft lot · 0.06 built FAR · built 1925
- 1490 Outlook Avenue246,550 sq ft lot · 0.16 built FAR · built 2006
- 38 Patricia Lane91,506 sq ft lot · 0.5 built FAR · built 2002
- 600 Clarence Avenue317,116 sq ft lot · 0.11 built FAR · built 2004
C3A — quick questions
- What is the maximum residential FAR in C3A?
- 0.75, as of right, per NYC Zoning Resolution § 34-03 (C3A→R3A), § 33-122 (comm FAR), § 33-123 (CF FAR), § 23-21, § 23-421, § 34-03. Site-specific overlays, special districts, and waterfront rules can modify it — run a full lookup for a specific lot.
- What is the maximum commercial FAR in C3A?
- 0.5, as of right, per NYC Zoning Resolution § 34-03 (C3A→R3A), § 33-122 (comm FAR), § 33-123 (CF FAR), § 23-21, § 23-421, § 34-03. Site-specific overlays, special districts, and waterfront rules can modify it — run a full lookup for a specific lot.
- Is C3A a contextual district?
- Yes. C3A is a contextual district — its bulk rules pair floor-area ceilings with prescribed base and maximum building heights intended to mirror existing neighborhood form.
Keep learning
What do the C3A 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.