Fieldston

R1-1

R1-2

R1-1 & R1-2

R1 districts are leafy, low-density neighborhoods of large, single-family detached homes. Resembling many suburbs, these districts are mapped in a few areas of the city, such as Douglaston in Queens, Riverdale and Fieldston in the Bronx and Midwood in Brooklyn.

Although new homes in R1-1 districts must be on larger and wider lots than homes in R1-2 districts, yard requirements and the same high **open space ratio (OSR)** preserve the open space that characterizes both districts. The **floor area ratio (FAR)** of 0.5, together with the sizeable required **lot area**, tends to produce large, roomy houses. The maximum height of buildings in R1 districts is not fixed but is governed by **sky exposure planes**. Auto ownership rates in R1 districts are typically high and, like other lower-density districts, which are often distant from mass transit lines, one off-street parking space is required for each dwelling unit.

Jamaica Estates

Single-Family Detached Residences

<table><thead><tr><th rowspan="2"></th><th rowspan="2">Lot Width (min)</th><th rowspan="2">Lot Area (min)</th><th rowspan="2">FAR (max)</th><th rowspan="2">OSR (min)</th><th rowspan="2">Front Yard (min)</th><th rowspan="2">Rear Yard (min)</th><th colspan="3">Side Yards (min)</th><th rowspan="2">Building Height (max)</th><th rowspan="2">Required Parking (min)</th></tr><tr><th>#</th><th>Total</th><th>Each</th></tr></thead><tbody><tr><th>R1-1<sup>1</sup></th><td>100 ft</td><td>9,500 sf</td><td>0.5</td><td>150.0</td><td>20 ft</td><td>30 ft</td><td>2</td><td>35 ft</td><td>15 ft</td><td>na<sup>2</sup></td><td>1 per dwelling unit</td></tr><tr><th>R1-2<sup>1</sup></th><td>60 ft</td><td>5,700 sf</td><td>0.5</td><td>150.0</td><td>20 ft</td><td>30 ft</td><td>2</td><td>20 ft</td><td>8 ft</td><td>na<sup>2</sup></td><td>1 per dwelling unit</td></tr></tbody></table>

¹ Regulations may differ in Lower Density Growth Management Areas

² Height controlled by sky exposure plane, a sloping line that begins at a height of 25 feet

R1

A few areas of the City in Queens and in sections of Riverdale in the Bronx, and Midwood in Brooklyn are mapped as R1 districts to conform with existing development. R1 districts permit only single-family detached houses on lots at least 700 feet wide (in R1-1 zones) or 60 feet wide (in R1-2 zones). These zones limit population density by allowing only four to seven households per acre. Houses are characteristically on large landscaped lots. Many of these areas are far from public transportation. Most families in these districts own at least one car. One on-site parking space is required for each dwelling unit.

Schematic prototype (R1-1)

Basic
data

Minimum Lot Size;

9,500 square feet lot area;

100 foot lot width

Maximum FAR: 0.50

Minimum OSR: 150.0

Houses per Acre: 4

Lot Coverage: 2-story, 25%; 1-story, 31.5%

Front Yard: 20 feet

Side Yards: 35 feet total, 15 foot minimum

One Parking Space Required per House

Schematic prototype (R1-2)

Minimum Lot Size;

5,700 square feet lot area;

60 foot lot width

Maximum FAR: 0.50

Minimum OSR: 150.0

Houses per Acre: 7

Front Yard: 20 feet

Side Yards: 20 feet total, 8 feet minimum