The principal objectives of the Douglaston-Little Neck rezoning proposal are to reinforce the established neighborhood character and prevent out-of-context development; limit subdivision of large residential lots, establish a framework for future residential development that reflects the surrounding built context and prevent commercial uses from encroaching onto residential side streets.
In the northern part of the rezoning area, along Little Neck Bay in Douglas Manor, an R1-1 district would be established to reflect the area’s very large lots and maintain its low density. It would be the first such district in Queens. The existing C3 district near Udall’s Cove and Little Neck Bay would be changed to R1-2 and R3-1 to limit development in this environmentally sensitive area and reflect the adjacent residential development. R2A districts are proposed for eight areas, including a small R1-2 section just east of Little Neck Bay, R2 areas in the Westmoreland, Little Neck Pines, North Hills Estates and Winchester Estates neighborhoods, and two R3-1 areas in Little Neck where the character of the area is predominantly low-scale and single-family detached residences. In the south central sections of the rezoning area, the general residence R3-2 and R4 zoning districts will be rezoned to R2, R3X and R4-1 to reflect the area’s housing types and low density.
R1-1: R1-2 to R1-1
All or part of 18 blocks within the Douglaston Historic District, which are currently zoned R1-2, are proposed to be rezoned R1-1. Both R1-2 and R1-1 districts limit residential development to one-family detached houses and have the same FAR, building height, front yard and parking requirements. However, the minimum lot size and lot width requirements increase to 9,500 square feet and 100 feet and the minimum side yard width increases from 20 feet (total) to 35 feet (total) for new detached development. (See Zoning Comparison Chart.) The increased yard and lot area requirements will lessen the potential for subdividing building lots and altering the density of the area.
R1-2: R3-1, R4 and C3 to R1-2
Three areas, encompassing all or part of five blocks, are proposed to be rezoned to R1-2: in the area adjacent to Udall’s Ravine, west of 247th Street between 41st and 43rd avenues; at Little Neck Parkway and Northern Boulevard, adjacent to the City line and Udall’s Cove Little Neck Bay, 34th Avenue and Brookside Street.
In the proposed R1-2 zoning districts, residential development would be limited to one-family, detached homes with a maximum 0.5 FAR. The minimum lot size and lot width requirements be 5,700 square feet and 60 feet respectively for any new residential development. The minimum front yard would increase to a 20-foot depth from the 15-foot depth currently required under R2, R3 and C3 and 18 feet under R4. Minimum side yards would increase to 20 feet (total) from 13 feet (total) under current regulations. Maximum building height would be controlled by a sky exposure plane.
In the undeveloped areas near Udall’s Cove, the proposed R1-2 district will introduce stricter density controls and reduce any potential adverse impacts on the adjacent natural area in the event of future development. In the other areas, the new R1-2 zoning will ensure that any new development will be consistent in scale, density and character with the surrounding area.
R2: R4 to R2
All or portions of two blocks currently zoned R4 are proposed to be rezoned to R2. Both blocks, in the vicinity of Grand Central Parkway and 73 Avenue, are predominantly developed with single-family detached homes. In the proposed R2 zoning district, residential development would be limited to one-family, detached homes with a maximum 0.5 FAR. The minimum lot size and lot width requirements would be 3,800 square feet and 40 feet for any new residential development. The minimum front yard depth would be 15 feet. Maximum building height would be controlled by a sky exposure plane.
R2A: R1-2, R2, R3-1 and R3-2 to R2A
The proposed R2A districts are located in eight areas throughout the Douglaston and Little Neck neighborhoods, encompassing approximately 97 blocks or more than 70 percent of the rezoning area. (See Proposed Zoning Map.) The areas are currently zoned R1-2, R2, R3-1 and R3-2 and developed predominantly with single-family, detached homes.
In the proposed R2A zoning districts, residential development would be limited to one-family detached houses. The minimum lot size and lot width requirements are 3,800 square feet and 40 feet, respectively. The allowable FAR is 0.5. The minimum front yard depth is 15 feet and the yard of a new building must be at least as deep as an adjacent yard, up to a depth of 20 feet. Side yards require a total width of 13 feet and, for corner lots, 20 feet. Floor area exemptions are more limited and include no more than 300 square feet for enclosed accessory parking. The maximum building height is 35 feet and the maximum perimeter wall height is 21 feet. The maximum lot coverage under R2A is 30 percent, including any detached exterior garage.
The proposed change of R3-1 and R3-2 residence districts to R2A precludes development of multifamily structures. In the other areas, the proposed R2A more closely reflects the area’s existing building patterns.
R3-1: R2 and C3 to R3-1
The proposed R3-1 district encompasses part of three blocks in the area generally bounded by 34th Avenue, Little Neck Parkway, 37th Avenue and Brookside Street and is predominantly developed with one- and two-family semi-detached homes.
The R3-1 district allows one- and two-family detached and semi-detached housing on lots of 3,800 and 1,700 square feet respectively. A maximum FAR of 0.5, with an additional 0.1 attic allowance, is permitted. The maximum building height is 35 feet, with a maximum perimeter wall height of 21 feet. Lot coverage is limited to 35 percent, and one parking space is required for each dwelling unit.
R3X: R3-2 to R3X
Portions of 18 blocks currently zoned R3-2, in three separate areas south of Northern Boulevard, are proposed to be rezoned to R3X districts. The blocks are predominantly developed with one- and two-family, detached homes.
The R3X district allows one- and two-family detached housing on minimum lots of 3,325 square feet, with a minimum width of 35 feet. A maximum FAR of 0.5, with an additional 0.1 attic allowance, is permitted. The maximum building height is 35 feet, with a maximum perimeter wall height of 21 feet. Lot coverage is limited to 35 percent, and one parking space is required for each dwelling unit.
The proposed change from R3-2 to R3X would preclude multifamily structures and ensure that new residential construction would be limited to detached homes, reflecting the areas’ predominant building type.
R4-1: R4 to R4-1
Portions of two blocks, predominantly developed with one- and two-family, detached and semi-detached homes and currently zoned R4, are proposed to be rezoned to R4-1, precluding new multifamily development. The blocks are generally bounded by Douglaston Golf Course, 244th Street, 73rd Avenue and Commonwealth Boulevard.
The R4-1 district allows one- and two-family detached and semi-detached housing on lots of 2,375 and 1,700 square feet respectively. A maximum FAR of 0.75, with an additional 0.15 attic allowance, is permitted. 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.
Proposed Commercial Overlay District Changes:
The Department of City Planning is proposing to change the depths of existing C1-2 and C2-2 commercial overlay districts in four areas:
- Reduce the depth of a C1-2 commercial overlay district to approximately 200 feet south of 42nd Avenue covering an irregularly-shaped block at 42nd Avenue and Douglaston Parkway. The commercial overlay would be removed from a residential apartment building.
- Reduce the depth of an existing C1-2 commercial overlay district to 100 feet north on the northern block front of Nassau Boulevard between Little Neck Parkway and the city line.
- Reduce the depth of an existing C1-2 commercial overlay district to 100 feet on four block fronts on the north side of Northern Boulevard between the city line and Marathon Parkway/250th Street and a C2-2 commercial overlay district on one block front between 248th and 249th streets.
- Reduce the depth of an existing C1-2 commercial overlay district to 100 feet on the southern block front of Northern Boulevard between the city line and 254th Street.
Removing the commercial zoning from these parcels will reflect the existing residential development and prevent intrusion of commercial uses onto the residential side streets. No new commercial overlay districts are proposed as part of this rezoning action.
View the proposed commercial overlay district changes.
Proposed Zoning Text Amendment
The zoning text amendment is intended to simplify the requirements for completing construction of home alterations after the effective date of any future R2A rezoning. Under the proposed zoning text amendment, if homeowners have completed the structural framing of the alteration at the time an R2A rezoning goes into effect, they would be able to continue construction based on a determination by the Commissioner of Buildings, and not have to file an application with the Board of Standards and Appeals.
View the proposed zoning text amendment.
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