R3A Zoning in NYC
R3A is a low-rise, one- and two-family zoning district in New York City. It allows a residential FAR of 0.75 and buildings up to 35 ft tall. 54,545 tax lots carry the R3A designation, 55% of them in Queens. Their average built FAR is 0.52, against 0.75 allowed.
R3A zoning rules at a glance
| Rule | Value | Note |
|---|---|---|
| Max residential FAR | 0.75 | ZR 23-21, after City of Yes (Dec 2024). |
| FAR, qualifying residential site | 1.0 | Sites of 5,000 sq ft or more meeting ZR 12-10; PLUTO cannot confirm it, check the lot. |
| Largest single dwelling unit | FAR 0.6 | Standard lots of 4,000 sq ft or more (ZR 23-21 footnote). |
| Street wall / base height | 25 ft | Before the pitched roof begins (ZR 23-42). |
| Max building height | 35 ft | Pitched roof required. |
| Front yard | 10 ft | ZR 23-32. |
| Side yard | 5 ft each side | Detached homes only, so side yards always apply. |
| Building types | Detached only |
R3A lots in the data
Where R3A lots are
- Queens: 30,120 parcels
- Staten Island: 18,538 parcels
- The Bronx: 5,864 parcels
- Brooklyn: 23 parcels
Browse by area in the neighborhood index.
R3A zoning questions
What is the maximum FAR in R3A?
Residential FAR in R3A is 0.75 (ZR 23-21). Floor area on a lot is that ratio times the lot area.
How tall can a building be in R3A?
R3A buildings reach 35 feet at most, with a 25-foot street wall under a pitched roof (ZR 23-42).
How built-out are R3A lots?
The average R3A lot is built to 0.52 FAR against an average maximum residential FAR of 0.75 in MapPLUTO 26v2, so about 31% of allowed floor area is unused on the average lot. Lots vary; open any one on the map.
Does City of Yes affect R3A lots?
54,545 of 54,545 R3A lots (100%) flag as touched by at least one City of Yes for Housing Opportunity program in NYRezone's screening. Eligibility is lot by lot; verify each one.
Look up any R3A lot
The NYRezone NYC zoning map shows zoning, buildable area and unused floor area for every parcel. No login.
Related R3 districts
Sources & freshness
Data: NYC MapPLUTO 26v2 (checked Sept. 28, 2026); compiled by NYRezone. Parcel counts and built-versus-allowed FAR come from that release. Rule values come from the NYC Zoning Resolution as amended by City of Yes for Housing Opportunity (Dec 2024). This is orientation, not legal advice: confirm a lot with the Department of City Planning before you act on it.