NYC Zoning Handbook:
Residential Districts: R3
R3-1 districts permit relatively small single-and two-family
homes. The buildings may be detached or semi-detached. Two-
family semi-detached houses must have at least 75 percent of
one dwelling unit directly above the other. R3-1 districts
are generally mapped to follow existing patterns of
development in areas such as Jamaica Estates in Queens,
Grasmere in Staten Island and Manhattan Beach in Brooklyn.
R3-2 districts are the lowest density zones in which multiple
dwellings are allowed. A variety of housing types, including
garden apartments and rowhouses, are common in this district.
Because of its flexibility, R3-2 districts are mapped in both
vacant and built-up areas and are often found in Staten
Island and Queens. Height and setback requirements may be
waived by authorization of the City Planning Commission.
The maximum FAR is the same for R3 districts: 0.5 plus an
additional attic allowance of 0.1 FAR. Above 21 feet, a
building is usually set back or under a pitched roof with a
maximum height of 35 feet. All R3 districts require one
parking space for each dwelling unit.
Basic Data
R3-1: Single- or two-family residences, detached or semi-detached
R3-2: General residence district
- Minimum lot size:
- Detached: 3,800 square feet lot area; 40 foot lot width
- Other: 1,700 square feet; 18 foot lot width
- Maximum FAR: 0.5 plus 0.1 attic allowance
- Maximum lot coverage: 35%
- Minimum lot area per DU:
- R3-1: 1,040 square feet
- R3-2: Detached or semi-detached, single or two-family: 1,040 square feet
- Other: 1,450 square feet
- Maximum DUs per acre:
- R3-1: 42
- R3-2: Detached or semi-detached, single or two-family: 42
- Other: 30
- Front yard: 15 feet minimum
- Side yards:
- Detached (2 required): 13 feet total (minimum); 5 feet minimum
- Semi-detached (1 required): 8 feet minimum
- Other (2): 8 feet each (minimum), or 10% of building length
- Maximum building height: 35 feet; perimeter wall height: 21 feet
- Maximum street wall length (R3-2): 125 feet
- Required parking: One space per dwelling unit
