R3
Residential District R3
New York City zoning district · 219,399 parcels
R3 is defined as a Residential District R3 in New York City. The maximum building height is 35 feet. There are 219,399 parcels classified under this district. R3 is a low-density residential zoning district in New York City permitting one- and two-family housing. Buildings in R3 districts have a low-rise suburban character with a general height limit of 35 feet (2 stories).
Development standards
R3 regulates building height, lot size, setbacks, and lot coverage across 219,399 parcels in New York City.
Floor area ratio
Use typeParameterValueConditions
allmax_height_ft50LH-1
allmax_height_ft60LH-1A
allmax_height_ft70LH-2
allmax_height_ft100LH-3
allmax_lot_coverage90shallow_interior_or_through_lots_max_cap
allmax_lot_coverage100within_100ft_of_corner_intersection_135deg_or_less
allmax_lot_coverage100within_100ft_of_short_dimension_block_street_line
allmin_lot_area_sqft600inner_court_minimum_area
allmin_lot_width_ft20inner_court_minimum_dimension
allmin_setback_above_base_ft20above_125_ft_from_rear_yard_line
allmin_yard_front_ft15standard
allmin_yard_rear_ft20detached_or_zero_lot_line_at_or_below_75ft
allmin_yard_rear_ft30detached_or_zero_lot_line_above_75ft
allmin_yard_rear_ft30semi_detached_or_attached_lot_width_under_40ft
allmin_yard_rear_ft20semi_detached_or_attached_lot_width_40ft_or_greater_at_or_below_75ft
allmin_yard_rear_ft30semi_detached_or_attached_lot_width_40ft_or_greater_above_75ft
allmin_yard_rear_ft5beyond_100ft_of_street_line_where_rear_lot_line_coincides_with_side_lot_line_of_adjoining_zoning_lot
allmin_yard_rear_ft5multiple_rear_lot_lines_where_rear_lot_line_coincides_with_side_lot_line_of_adjoining_zoning_lot
allmin_yard_rear_ft30corner_lots_or_bounded_by_two_streets;beyond_100ft;rear_lot_line_coincides_with_adjoining_rear_lot_line
allmin_yard_rear_ft8corner_lots_or_bounded_by_two_streets;beyond_100ft;rear_lot_line_coincides_with_adjoining_side_lot_line
allmin_yard_rear_ft30rear_lot_line_coincides_with_rear_lot_line_of_adjoining_zoning_lot
allmin_yard_rear_ft8rear_lot_line_coincides_with_side_lot_line_of_adjoining_zoning_lot
allsky_exposure_plane25 ft vertical, 1:1 slope on narrow street; 25 ft vertical, 1:1 slope on wide streetfront_setback_where_front_yards_required
community_facilitymax_far1.00standard
community_facilitymax_far0.50philanthropic_or_non_profit_with_sleeping_accommodations_or_long_term_care
community_facilitymin_lot_area_sqft5700ambulatory_diagnostic_health_care_lower_density_growth_management
community_facilitymin_lot_area_sqft10000child_care_services_lower_density_growth_management
community_facilitymin_lot_width_ft60lower_density_growth_management
community_facilitymin_yard_rear_ft30standard
community_facilitymin_yard_rear_ft10interior_lots_max_depth_50ft_or_less
community_facilitymin_yard_side_ft8aggregate_street_wall_width_80ft_or_less
residentialdensity_factor680standard
residentialmax_far1.0Brooklyn CD 11/14/15 south of Avenue H
residentialmax_far1.60deep_front_and_wide_side_yards
residentialmax_lot_coverage50single_or_two_family_interior_or_through_lots
residentialmax_lot_coverage80single_or_two_family_corner_lots
residentialmax_lot_coverage80multiple_dwelling_interior_or_through_lots
residentialmax_lot_coverage100multiple_dwelling_corner_lots
residentialmin_lot_area_sqft1700other_residences
residentialmin_lot_width_ft18other_residences
residentialmin_yard_front_ft30interior_lots_floor_area_bonus
residentialmin_yard_front_ft30corner_lots_floor_area_bonus
residentialmin_yard_rear_ft20legally_required_windows
residentialmin_yard_rear_ft10legally_required_windows_shallow_interior_lots
residentialmin_yard_side_ft3narrow_lot_existing_pre_1961_minimum
residentialmin_yard_side_ft15legally_required_windows
residentialmin_yard_side_ft5detached_single_or_two_family, each side yard
residentialmin_yard_side_ft5semi_detached_or_zero_lot_line_single_or_two_family
residentialmin_yard_side_ft5qualifying_residential_sites_open_area_provided
residentialmin_yard_side_ft5adjacent_zoning_lot_has_side_yard
residentialmin_yard_side_ft15interior_lots_floor_area_bonus
Frequently asked questions
Code references
Section NYC Zoning Resolution
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