R3X Zoning District — New York City
R3X is a contextual, low-density Detached Residence District (NYC Zoning Resolution § 11-122) in New York City.
R3X at a glance
It principally allows housing and community facilities. As of right, the maximum residential FAR is 0.75. 52,430 tax lots citywide carry R3X as their primary zoning designation.
Bulk rules for R3X
| Context | Residential FAR | Community facility FAR | Heights | Citation |
|---|---|---|---|---|
| As of right | 0.75 | 1 | Base 25 ft · Max 35 ft | NYC Zoning Resolution § 23-21, § 23-421, § 24-11 |
| Qualifying residential site | 1 | 1 | 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 R3X
- Amboy Road223,150 sq ft lot · 0 built FAR
- 45-64 Francis Lewis Boulevard41,624 sq ft lot · 0.48 built FAR · built 2008
- 15-20 202 Street21,320 sq ft lot · 3.67 built FAR · built 1960
- 1650 Richmond Avenue65,000 sq ft lot · 0.71 built FAR · built 1960
- 6420 Amboy Road250,000 sq ft lot · 0.28 built FAR · built 1993
- 655 Rossville Avenue136,580 sq ft lot · 0.25 built FAR · built 1984
- 5840 Amboy Road43,000 sq ft lot · 0.3 built FAR · built 1990
- 800 Manor Road75,000 sq ft lot · 0.98 built FAR · built 1979
- 199-25 47 Avenue54,182 sq ft lot · 0.36 built FAR · built 1964
- Mill Road852,570 sq ft lot · 0 built FAR
- 645 Rossville Avenue87,520 sq ft lot · 0.21 built FAR · built 1983
- 61-15 231 Street80,480 sq ft lot · 1.08 built FAR · built 1978
R3X — quick questions
- What is the maximum residential FAR in R3X?
- 0.75, as of right, per NYC Zoning Resolution § 23-21, § 23-421, § 24-11. Site-specific overlays, special districts, and waterfront rules can modify it — run a full lookup for a specific lot.
- Is R3X a contextual district?
- Yes. R3X 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 R3X?
- 52,430 tax lots citywide carry R3X as their primary zoning designation, per NYC municipal records as of 2026-10-05.
Keep learning
What do the R3X 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 2026-10-05.