R3-2 Zoning District — New York City
R3-2 is a low-density General Residence District (NYC Zoning Resolution § 11-122) in New York City.
R3-2 at a glance
It principally allows housing and community facilities. As of right, the maximum residential FAR is 0.75. 62,232 tax lots citywide carry R3-2 as their primary zoning designation.
Bulk rules for R3-2
| Context | Residential FAR | Community facility FAR | Max lot coverage | Heights | Citation |
|---|---|---|---|---|---|
| As of right | 0.75 | 1 | 50% | Max 35 ft | NYC Zoning Resolution § 23-21, § 23-422(a), § 24-11 |
| Qualifying residential site | 1 | 1 | 50% | Base 35 ft · Max 35 ft | NYC Zoning Resolution § 23-21, § 23-424, § 24-11 |
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 R3-2
- 269 Grand Central Pkwy4,228,300 sq ft lot · 0.89 built FAR · built 1972
- 894 Fountain Avenue78,800 sq ft lot · 5.03 built FAR · built 2018
- 6 Vital Avenue99,618 sq ft lot · 3.1 built FAR · built 2022
- 5602 Farragut Road915,230 sq ft lot · 1.08 built FAR · built 1948
- 67-02 Springfield Blvd902,780 sq ft lot · 0.61 built FAR · built 1949
- 2520 Batchelder Street221,280 sq ft lot · 2.63 built FAR · built 1958
- 911 Erskine Street69,999 sq ft lot · 3.56 built FAR · built 2017
- 116-45 Guy R Brewer Blvd157,000 sq ft lot · 3.92 built FAR · built 1960
- 10 Schroeder's Walk44,352 sq ft lot · 3.83 built FAR · built 2018
- 2183 Ralph Avenue293,000 sq ft lot · 0.53 built FAR · built 1969
- 221-22 Manor Road694,000 sq ft lot · 0.71 built FAR · built 1951
- 90-10 Grand Central Parkway82,244 sq ft lot · 2.3 built FAR · built 1962
R3-2 — quick questions
- What is the maximum residential FAR in R3-2?
- 0.75, as of right, per NYC Zoning Resolution § 23-21, § 23-422(a), § 24-11. Site-specific overlays, special districts, and waterfront rules can modify it — run a full lookup for a specific lot.
- Is R3-2 a contextual district?
- No. R3-2 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 R3-2?
- 62,232 tax lots citywide carry R3-2 as their primary zoning designation, per NYC municipal records as of 2026-10-20.
Keep learning
What do the R3-2 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.