R2 Zoning District — New York City
R2 is a low-density Single-Family Detached Residence District (NYC Zoning Resolution § 11-122) in New York City.
R2 at a glance
It principally allows housing and community facilities. As of right, the maximum residential FAR is 0.75. 39,805 tax lots citywide carry R2 as their primary zoning designation.
Bulk rules for R2
| Context | Residential FAR | Community facility FAR | Max lot coverage | Heights | Citation |
|---|---|---|---|---|---|
| As of right | 0.75 | 0.75† | 40% | Base 25 ft · Max 35 ft | NYC Zoning Resolution § 23-21, § 23-421, § 24-11, § 24-111 |
| Qualifying residential site | 1 | 1 | 40% | Base 35 ft · Max 35 ft | NYC Zoning Resolution § 23-21, § 23-424, § 24-11, § 24-111 |
In this district the community facility maximum is tied to the floor area permitted for residential use, which is 0.75 FAR. The 1.00 FAR the record carries for this use is the maximum for a building used entirely for community facility use, and it still governs the uses § 24-111 excepts — community facility uses permitted under § 73-11, § 73-13 or § 73-18, bulk modifications permitted under § 74-902, and buildings whose plans were filed with the Department of Buildings before 15 November 1972.
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 R2
- 133-33 Brookville Boulevard180,530 sq ft lot · 1.44 built FAR · built 1982
- 3143 Amboy Road212,430 sq ft lot · 0.37 built FAR · built 1965
- 212-29 Hillside Avenue65,752 sq ft lot · 2.21 built FAR · built 1963
- 3135 Johnson Avenue86,400 sq ft lot · 1.64 built FAR · built 1953
- 3050 Fairfield Avenue48,675 sq ft lot · 2.28 built FAR · built 1958
- 1160 Richmond Road41,810 sq ft lot · 1.52 built FAR · built 1969
- 30 Daniel Low Terrace22,000 sq ft lot · 4.4 built FAR · built 1932
- Metropolitan Avenue99,490 sq ft lot · 0 built FAR
- 34-30 Mott Avenue220,100 sq ft lot · 0 built FAR · built 1968
- 216-10 77 Avenue24,035 sq ft lot · 1.79 built FAR · built 1952
- 2270 Clove Road25,131 sq ft lot · 0.48 built FAR · built 2008
- 160-10 Cross Bay Boulevard46,375 sq ft lot · 0.88 built FAR · built 1966
R2 — quick questions
- What is the maximum residential FAR in R2?
- 0.75, as of right, per NYC Zoning Resolution § 23-21, § 23-421, § 24-11, § 24-111. Site-specific overlays, special districts, and waterfront rules can modify it — run a full lookup for a specific lot.
- Is R2 a contextual district?
- No. R2 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 R2?
- 39,805 tax lots citywide carry R2 as their primary zoning designation, per NYC municipal records as of 2026-10-20.
Keep learning
What do the R2 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.