17 West 14 Street, Manhattan 10011 is a 20,425 square foot lot zoned C6-2M. RunEnvelope’s engine finds an as-of-right scheme with homes of 176,472 sf (AIRS Senior Housing (100% Affordable)), against 40,838 sf built on the lot today.
That leaves 135,634 sf more floor area than stands here now, if the existing building were replaced. The largest scheme with homes and no affordability obligation holds 147,060 sf (Shared Housing (SRO)).
City Planning’s PLUTO file lists a residential FAR of 6.02 for this lot, which at 20,425 sf of land is 122,958 sf. The engine’s largest residential-only scheme without an affordability obligation (Shared Housing (SRO)) holds 147,060 sf, 19% more than that simple multiplication suggests.
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 |
|---|---|---|---|---|
| AIRS Senior Housing (100% Affordable) | Income-restricted housing | 176,472 | 8.64 | 215 |
| UAP (City of Yes) | Income-restricted housing | 176,472 | 8.64 | 207 |
| Shared Housing (SRO) | Shared housing (rooms) | 147,060 | 7.20 | 490 rooms |
| Max Apartments | Housing | 147,060 | 7.20 | 308 |
| Commercial Overlay | Mixed use with homes | 147,060 | 7.20 | 161 |
| Sky Exposure Plane Option | Housing | 122,958 | 6.02 | 156 |
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 24, 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 Manhattan, same zoning district first. All Manhattan lots.