R2A Zoning District — New York City
R2A is a contextual, low-density Single-Family Detached Residence District (NYC Zoning Resolution § 11-122) in New York City.
R2A at a glance
It principally allows housing and community facilities. As of right, the maximum residential FAR is 0.75. 38,018 tax lots citywide carry R2A as their primary zoning designation.
Bulk rules for R2A
| 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 R2A
- 176-60 Union Turnpike56,695 sq ft lot · 3.15 built FAR · built 1950
- 30-11 Parsons Boulevard34,800 sq ft lot · 3.52 built FAR · built 1952
- 119-07 Springfield Blvd25,500 sq ft lot · 0.45 built FAR · built 2013
- 188-02 Union Turnpike20,100 sq ft lot · 1.57 built FAR · built 1939
- 132-22 14 Avenue41,400 sq ft lot · 0.37 built FAR · built 1965
- 185-16 Union Turnpike18,000 sq ft lot · 0.9 built FAR · built 1950
- 248-12 Northern Boulevard21,278 sq ft lot · 1.58 built FAR · built 2009
- 252-11 Little Neck Parkway45,423 sq ft lot · 0 built FAR
- 13-22 147 Street20,000 sq ft lot · 1.25 built FAR · built 1950
- 188-01 Union Turnpike18,000 sq ft lot · 0.75 built FAR · built 1939
- 144-25 33 Avenue14,625 sq ft lot · 2.34 built FAR · built 1930
- 186-16 Union Turnpike24,000 sq ft lot · 0.82 built FAR · built 1941
R2A — quick questions
- What is the maximum residential FAR in R2A?
- 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 R2A a contextual district?
- Yes. R2A is a contextual district — its bulk rules pair floor-area ceilings with prescribed base and maximum building heights intended to mirror existing neighborhood form.
- How many tax lots are zoned R2A?
- 38,018 tax lots citywide carry R2A as their primary zoning designation, per NYC municipal records as of 2026-10-20.
Keep learning
What do the R2A 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.