215 3 Avenue, Brooklyn 11217 is a 9,783 square foot lot zoned M1-4/R7X. RunEnvelope’s engine finds an as-of-right scheme with homes of 47,326 sf (Mixed-Use), against 16,200 sf built on the lot today.
That leaves 31,126 sf more floor area than stands here now, if the existing building were replaced.
City Planning’s PLUTO file lists a residential FAR of 5.00 for this lot, which at 9,783 sf of land is 48,915 sf. The engine’s largest residential-only scheme without an affordability obligation (Shared Housing (SRO)) holds 37,220 sf, 23% less than that simple multiplication suggests. On this lot the building rules, not the FAR, set the limit; the full study shows which one binds.
Quality Housing height limit in R7X on a narrow street: 125 ft (145 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 |
|---|---|---|---|---|
| Mixed-Use | Mixed use with homes | 47,326 | 4.84 | 35 |
| Community Facility | Community facility | 37,750 | 3.86 | None |
| Shared Housing (SRO) | Shared housing (rooms) | 37,220 | 3.80 | 126 rooms |
| Max Apartments | Housing | 37,220 | 3.80 | 72 |
| AIRS Senior Housing (100% Affordable) | Income-restricted housing | 37,220 | 3.80 | 42 |
| Residential + Community Facility | Mixed use with homes | 36,522 | 3.73 | 29 |
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 21, 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 Brooklyn, same zoning district first. All Brooklyn lots.