13-15 Beach Channel Drive, Queens 11691 is a 14,995 square foot lot zoned R6. RunEnvelope’s engine finds an as-of-right scheme with homes of 58,481 sf (AIRS Senior Housing (100% Affordable)), against 2,400 sf built on the lot today.
That leaves 56,081 sf more floor area than stands here now, if the existing building were replaced. The largest scheme with homes and no affordability obligation holds 53,570 sf (Residential + Community Facility).
City Planning’s PLUTO file lists a residential FAR of 2.43 for this lot, which at 14,995 sf of land is 36,438 sf. The engine’s largest residential-only scheme without an affordability obligation (Max Residential (Sky Exposure Plane)) holds 36,438 sf, close to that simple multiplication.
Quality Housing height limit in R6 on a narrow street: 55 ft (85 ft with the affordability preference). From the district’s rule set.
The largest 6 as-of-right schemes RunEnvelope’s engine produced for this lot, by zoning floor area. A full study also models the building itself: floor plates, heights, setbacks, unit mix and parking.
| Scheme | Type | Floor area | FAR | Homes |
|---|---|---|---|---|
| Community Facility | Community facility | 69,816 | 4.66 | None |
| AIRS Senior Housing (100% Affordable) | Income-restricted housing | 58,481 | 3.90 | 69 |
| Residential + Community Facility | Mixed use with homes | 53,570 | 3.57 | 43 |
| Max Residential (Sky Exposure Plane) | Housing | 36,438 | 2.43 | 41 |
| Sky Exposure Plane Option (Parking Waiver: 20 units) | Housing | 36,438 | 2.43 | 20 |
| Max Apartments | Housing | 32,989 | 2.20 | 48 |
Floor area is zoning floor area in square feet. Highlighted: the largest scheme with homes. Income-restricted schemes (Universal Affordability Preference, AIRS senior housing) require a share or all of the homes to be affordable. Shared housing counts rooms, not apartments. Schemes that need a landmark transfer of development rights, the FRESH food store bonus or a stack of every program are left off this page; the full study shows them.
As-of-right only: what the Zoning Resolution allows without a variance, special permit or rezoning. Computed by RunEnvelope’s zoning engine on October 25, 2026 from PLUTO 26v2 lot data, in screening mode: the engine uses the City’s recorded lot area and dimensions, not a surveyed lot outline.
This is not a professional opinion, an appraisal or a statement that anything will or should be built here. Existing tenants, leases and the owner’s plans are not part of it.
Why this lot has a page: we publish pages only for lots that clear a set of data quality and headroom tests.
The closest published lots in Queens, same zoning district first. All Queens lots.