New York City Zoning R3-2

ZONE R3-2 (Non-contextual)

The R3-2 zoning district is part of the residential district R3, classified as non-contextual, and presents unique opportunities and limitations that are vital to comprehend. This guide breaks down the key aspects of R3-2 zoning, covering applicable uses, bulk regulations, and other critical factors that impact property development and use.

Applicable Uses in R3-2 Zoning District

The R3-2 zoning district primarily accommodates low-density residential developments. The following use groups are permissible under R3-2:

• Use Group 1: Detached single-family homes.
• Use Group 2:
  • Detached, Semi-Detached, or Attached Homes: This includes both single-family and two-family homes.
  • Multi-Family Homes: All conditions for multi-family dwellings fall under this category.
• Use Groups 3 and 4: These groups cover community facilities, such as schools, libraries, and places of worship.

*Update: the applicable use group is amended and replaced by the new Zoning Use Group on July 1, 2024. The new zoning update must be used for any New Building, Alteration, Building Schedule of Occupancy, etc.

Bulk Regulations: Lot and Yard Requirements

In R3-2 districts, specific bulk regulations govern the size and placement of buildings on a lot. These regulations are essential for ensuring that developments are in harmony with the surrounding neighborhood.

Lot Size and Width

• Minimum Lot Area:
  • Detached/Zero Lot Line Homes: 3,800 square feet.
  • Other Conditions: 1,700 square feet.
• Minimum Lot Width:
  • Detached/Zero Lot Line Homes: 40 feet.
  • Other Conditions: 18 feet.

Yard Requirements

Proper yard space is crucial for maintaining open areas and privacy between buildings. The R3-2 district enforces the following yard requirements:

• Front Yard: A minimum depth of 15 feet.
• Side Yards (Interior or Through Lots):
  • Detached/Zero Lot Line Homes: Two side yards, each with a minimum width of 5 feet, totaling at least 13 feet.
  • Semi-Detached Homes: One side yard with a minimum width of 8 feet.
  • Multi-Family Homes: Two side yards, each with a minimum width of 8 feet, totaling 16 feet.
• Rear Yard: A minimum depth of 30 feet is required.

Building Coverage and Height Regulations

To preserve the neighborhood’s character and prevent overdevelopment, R3-2 zoning sets restrictions on building coverage and height.

• Maximum Lot Coverage: Buildings can cover up to 35% of the lot area.
• Floor Area Ratio (FAR):
  • Residential: 0.50, with an attic allowance that increases the FAR to 0.60.
  • Community Facility: 1.0.
• Maximum Building Height: The height of buildings is capped at 35 feet, with a maximum street wall height of 21 feet.
• Sky Exposure Plane: Not applicable in this district.

Dwelling Unit Factor and Parking Requirements

The dwelling unit factor determines how many residential units can be built on a given lot, while parking requirements ensure that there is adequate parking for residents.

• Dwelling Unit Factor:
  • Detached and Semi-Detached Homes: 625 square feet per dwelling unit.
  • Other Conditions: 875 square feet per dwelling unit.

• Parking Requirements: One parking space is required for each dwelling unit (100% of the total dwelling units).

Special Provisions for Income-Restricted and Senior Housing

R3-2 zoning includes specific provisions for affordable housing, particularly for income-restricted units and senior residences.

• Income-Restricted Housing Units (IRHU):
  • Outside Transit Zone: 50% of dwelling units must be income-restricted.
  • Inside Transit Zone: No income restriction requirements.

• Affordable Independent Residence for Seniors (AIRS):
  • Outside Transit Zone: 10% of dwelling units must be designated as AIRS.
  • Inside Transit Zone: No AIRS requirements.
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Conclusion: Navigating R3-2 Zoning

The New York City Zoning Resolution ensures that developments align with the neighborhood’s character while providing flexibility for various residential and community facility uses. Whether planning to build a single-family home, a multi-family residence, or a community facility, compliance with these zoning regulations is essential to ensure a smooth development process.

The above information is just an idea about one of the NYC Zoning Districts, and obviously, it is not complete enough to design or make any decision because Zoning must be reviewed along many factors, and I strongly recommend you discuss your idea with your architect.

Source: DOB