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Projects & Proposals > Queens > Douglaston - Little Neck Printer Friendly Version
Douglaston - Little Neck Rezoning - Approved!
Overview
Overview | Existing Context and Zoning | Proposed Zoning | Public Review

  Update December 20, 2006:
On December 20, 2006, the City Council adopted the Douglaston - Little Neck map changes with modifications (PDF Document View map of zoning modifications). Zoning changes are now in effect.

 

Introduction
The Department of City Planning proposes zoning map changes for approximately 135 blocks in the northeast Queens neighborhoods of Douglaston and Little Neck in Community District 11.  The area proposed for rezoning is generally bounded by Little Neck Bay and Long Island Sound to the north, the boundary line of the City of New York and Nassau County to the east, Grand Central Parkway to the south and Douglaston Parkway and Alley Pond Park to the west.

The proposed lower-density and contextual zoning districts – R1-1, R2, R2A, R3X, R3-1 and R4-1 -- would reflect well-established patterns of development in Douglaston and Little Neck.  The new zoning districts would address community concerns, ensuring that future residential development would more closely match the existing scale and character of the neighborhoods.  Additionally, the depth of existing commercial overlay districts along certain streets would be reduced to prevent encroachment of commercial uses onto the residential side streets.

Also, a zoning text change is proposed which would simplify procedures allowing homeowners to continue and complete active alterations to their houses in areas that are rezoned to R2A districts.      

60th Road
60th Road
Cornell Lane
Cornell Lane
Shore Road, Douglaston Historic District\
Shore Road, Douglaston Historic District



Background
Douglaston/Little Neck Locator Map
Location Map
PDF Document View a larger image.
The Douglaston and Little Neck neighborhoods extend across northeast Queens from Little Neck Bay and Alley Pond Park to the eastern boundary line of New York City.  Residential development in the area dates to the early 19th century with large estates on the Douglas Manor peninsula.  The area south of the Manor was settled after the Long Island Rail Road began service in the late 1860s, connecting Little Neck with the Long Island City ferry to Manhattan.  Between 1906 and the 1930s, the Rickert-Finlay Company was responsible for planning and developing much of Douglaston and Little Neck, incorporating the area’s topography, water views and landscaping into its developments. 

Douglas Manor, which was designated an historic district by the NYC Landmarks Preservation Commission in 1997, is a twentieth century model of a planned suburb that is based on the nineteenth century English garden city movement.  The Westmoreland (eastern) section of Little Neck was constructed with covenants and deed restrictions to control residential density and design.  The Douglaston Hill neighborhood south of the Manor was designated an historic district in 2004.

Today, the older areas of Douglaston and Little Neck north of the Long Island Expressway remain predominantly low-density neighborhoods, characterized by single-family, detached homes on larger lots.  The southern part of the rezoning area, which was developed during the post-World War II construction boom, is built at a slightly higher density and has a mixed housing stock, including garden apartments and a townhouse condominium development, as well as one- and two- family detached and semi-detached homes. 

Recent construction trends in the area have caused community concerns about  changing neighborhood character.  In portions of the northern section,  large residential lots are being subdivided.   New development on these lots typically replaces older residences with multiple single-family homes, creating higher density than the surrounding context.  In the southern part of the rezoning area, older single-family detached homes have been replaced with semi-detached structures often housing four families.  And in much of the area, houses are being replaced with considerably larger houses.  These new single-family buildings generally are out of context with the surrounding homes, but allowed under existing zoning regulations.

Prepared in close consultation with local civic associations, residents and elected representatives,  the proposed rezoning will reinforce the established one- and two-family character of the area, prevent out-of-character development and ensure that future residential development will reflect the surrounding building patterns.


Overview | Existing Context and Zoning | Proposed Zoning | Public Review

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