The Douglaston-Little Neck Rezoning Area has five existing residential zoning districts -- R1-2, R2, R3-1, R3-2 and R4 -- which allow a wide range of housing types from single-family, detached homes to three-story multifamily buildings. The area also includes a small M1-1 light industrial district and a C3 district that permits waterfront recreational uses as well as residences. No change in zoning is proposed for the M1-1district. C1-2 and C2-2 commercial overlay districts are mapped along the area’s major arterials and at major intersections: along Northern Boulevard; on four block fronts surrounding the Douglaston LIRR station; at the northeast corner of Douglaston Parkway and Northern Boulevard; along the north and south and service roads of the LIE at Marathon Parkway and at Little Neck Parkway.
View the Douglaston-Little Neck Zoning Comparison Chart
R1-2 districts on the northern, western and eastern edges of the rezoning area are developed with older, distinctively designed single-family, detached homes on large lots. The R1-2 district permits one-family, detached residences on minimum 5,700 square-foot lots that have a minimum width of 60 feet. The maximum floor area ratio
(FAR) is 0.5 for both residences and community facilities. The maximum front wall height is 25 feet, given a minimum front yard depth of 20 feet; each additional linear foot of front yard depth yields an additional foot in the building’s maximum front wall height. There is no established maximum building height; instead the building’s maximum height is determined by its sky exposure plane
. The size of the building footprint is determined by an open space ratio
(OSR) of 150 and yard requirements. Two side yards totaling 20 feet (neither less than 8’) must be provided. One parking space per dwelling unit is required.
Out of scale new development in R2 district
R2 districts are located along New York/Nassau boundary and in the center of the rezoning area. These areas are generally developed with single-family, detached homes, more modest in size than those in the R1-2 districts.
The R2 district permits one-family, detached residences on minimum 3,800 square-foot lots that have a minimum width of 40 feet. The maximum FAR is 0.5 (residences and community facilities). The maximum front wall height is 25 feet, given a minimum front yard depth of 15 feet; each additional linear foot in depth to the front yard yields an additional foot to the building’s maximum front wall. The building’s maximum height is determined by its sky exposure plane. The size of the building footprint is determined by an open space ratio
(OSR) of 150 and yard requirements. Two side yards totaling 13 feet (neither less than 5’) must be provided. One parking space per dwelling unit is required.
There is one R3-1 district north of Northern Boulevard between 247th Street and Little Neck Parkway. Except for one cluster of single-family detached homes, most of this district is developed with semi-detached, frame, one- and two-family homes. The R3-1 district allows residential development constructed to a maximum FAR of 0.5 with an additional 0.1 attic allowance
. One- and two-family detached and semi-detached housing is permitted on lots with a minimum of 3,800 and 1,700 square feet respectively. The maximum building height is 35 feet, with a maximum perimeter wall height of 21 feet. Community facilities are permitted an FAR of 1.0. One parking space is required for each dwelling unit.
Two-family, semi-detached structures replaced a single-family home in R3-2 district
Generally located between the Long Island Expressway and the Grand Central Parkway, the R3-2 districts are developed with garden apartment complexes with areas of detached one- and two-family homes along the boundary line and the Grand Central Parkway.
The R3-2 district is the lowest density general residence district in which multifamily structures are permitted. A variety of housing types are permitted including garden apartments, row houses and semi-detached and detached residences. The maximum residential FAR is 0.5, plus a 0.1 attic allowance. (Community facilities are permitted an FAR of 1.0.) Minimum lot width and lot area depend upon the housing configuration: detached structures require a 40-foot lot frontage and 3,800 square feet of lot area; other housing types require lots that have at least 18 feet of frontage and 1,700 square feet of lot area. The maximum building height is 35 feet, with a maximum perimeter wall height of 21 feet. One parking space is required for each dwelling unit.
An R4 district occupies the southwest corner of the rezoning area near the Grand Central and Douglaston parkways and the 104-acre Douglaston Park Golf Course.
The R4 district allows the same variety of housing types as the R3-2 but at a moderately higher density. Detached residences are limited to lots with a minimum lot area of 3,800 square feet and a minimum lot width of 40 feet. All other housing types require a minimum lot area of 1,700 square feet and minimum lot width of 18 feet. The maximum FAR is 0.9, which includes a 0.15 attic allowance. (Community facilities are permitted an FAR of 2.0.) The maximum building height is 35 feet, with a maximum perimeter wall height of 25 feet. One parking space is required for each dwelling unit.
There is a C3 district located in the northeastern section of the rezoning area within and adjacent to Udall’s Cove and Little Neck Bay. Formerly the site of a small marina, much of the area is now an undeveloped open space and natural area that was designated a Forever Wild preserve by Department of Parks and Recreation. Significant portions of this area are owned by the state, city or the Douglas Manor Association. The southern portion of the C3 district extends south of 34th Avenue near Little Neck Parkway and is developed with one-and two-family, semi-detached homes.
C3 districts permit waterfront recreational activities, primarily boating and fishing, as well as other waterfront-related commercial uses along waterfront areas that are adjacent to residential districts. Residential and community facility uses are also permitted. Commercial buildings are permitted an FAR of 0.5 and have a 30-foot or two-story height limit, whichever is less. Residential development is governed by the R3-2 general residence district regulations.
Commercial Overlay Districts
C1 and C2 overlay districts mapped within residential districts permit the retail and service establishments needed in residential neighborhoods. C2 districts permit a slightly wider range of uses than C1 districts, but both have the same bulk and parking requirements. Maximum commercial floor area can reach 1.0 FAR, with commercial uses limited to the first or second floor. Parking requirements are determined by the use, requiring one accessory parking space per 300 to 800 square feet of commercial floor space.
The C1-2 commercial overlay districts in the rezoning area are generally mapped to a depth of 150 feet along the area’s major arterials: Northern Boulevard, between Little Neck Parkway and the city line; on four block fronts that surround the Douglaston LIRR station; at the northeast corner of Douglaston Parkway and Northern Boulevard; on the south service road of the LIE at Marathon Parkway and the north service road at Little Neck Parkway. C2-2 commercial overlay districts on the north side of Northern Boulevard between 244th and 250th streets are occupied by auto sales, a shopping center and drive-thru fast food facilities.