Low-Density Non-Contextual Residence District

R3-1 Non-contextual districts are the lowest density districts that allow semi-detached one- and two-family residences, as well as detached homes. R3-1 districts generally follow existing patterns of development in the Bronx, Queens, Staten Island and south Brooklyn.; In R3-1 districts, the minimum lot width for detached houses is 40 feet; semi-detached buildings must be on zoning lots that are at least 18 feet wide. For both detached and semi-detached houses, the maximum lot coverage is 35. percent and the 0.5 floor area ratio (FAR) may be increased by an attic allowance of up to 20 percent for the inclusion of space beneath a pitched roof. The perimeter wall may rise to 21 feet before sloping or being set back to a maximum building height of 35 feet. The front yard must be at least 15 feet deep. Two side yards with a minimum combined width of 13 feet are required for a detached residence; one eight foot side yard is required for each semi-detached residence. All parking must be located in the side or rear yard or in the garage. An in-house garage is permitted in a semi-detached house, or in a detached house if the lot is 40 feet or wider. One off-street parking space is required for each dwelling unit.