1103 Sheridan Avenue (2-lot Assemblage)
BBL BX-2456-100 · Generated March 30, 2026
412,902
zoning SF (top scenario)
11
stories (top scenario)
514
units (top scenario)
117
max height (ft)
16
scenarios
Massing and elevation
The top scenario's massing, drawn from the engine's per-floor plates: an axonometric of the volume and a side elevation with story heights and use mix. Where the ground floor reads wider than the floors above, that is the computed setback envelope, not a stylization. The full report adds cross-sections at the critical heights and the sky-exposure plane.
Site context
Bronx assemblage (2 BBLs)
Synthesized floor plans
Per-floor plans drawn by the engine from the buildable envelope: cores sized to code, corridors, apartments with rooms and fixtures, and the roof with its bulkheads. Diagrammatic, for feasibility; not for construction. The PDF carries every floor of every scenario with a unit schedule under each plan.
Floor 1 · Ground · spine-and-wings
42,515 GSF · RAMP DN 1:7, COURTYARD, RESIDENT AMENITY
Floors 2–5 · Typical · spine-and-wings
40,680 GSF · 52 units @ 681 SF · 87% rentable
Floor 12 · Roof · roof terrace
42,472 GSF · ROOF TERRACE (WALKABLE), COURTYARD OPEN TO SKY, SOLAR PV ARRAY LL 92/94 ZONE (4 spaces)
FAR, envelope and program
The engine's interpretation of the lot's zoning rules, applied to produce the buildable envelope, height, and per-floor program.
Program breakdown · Universal Affordability Preference (UAP) Scenario
503,431
GSF · FAR 5.00
Stacking diagram
11 floors · 117 ft · bar width = floor plate size
The envelope, rule by rule.
Every constraint the engine applied to R7-1, with the Zoning Resolution section that imposed it. The full report carries the complete citation table and a rule browser that explains each number from its inputs.
Envelope · R7-1
Form: Standard Housing. District permits both forms. The standard height and setback regulations of ZR 23-432 are recommended: they apply as of right with no election and typically yield a fuller envelope than the optional sky exposure plane building of ZR 23-73 on lots <100 ft deep. The sky exposure plane building is shown as the comparative option.
What the Code requires for this building.
Chapter 5 and its neighbours, applied to the Universal Affordability Preference (UAP) Scenario scenario: construction type, egress, elevators, sprinklers, accessibility. This is the part an architect checks first.
7 passenger, 1 stretcher-capable, 1 freight/service
City of Yes and the tax programs, checked.
Which bonus programs the lot qualifies for and what each one is worth here, and which tax incentives a project on it could claim. The report models the qualifying scenarios as buildings, not footnotes.
City of Yes provisions
Vesting: 2025-12-05
Tax and incentive programs
Approvals, parking, air rights, and the engine's own audit.
Four more sections from this lot's report. Each runs several pages in the PDF.
Approvals and procedures
1 required procedure(s). (E) designation on the lot.
Full section: required procedures, ULURP scope, LPC and (E) designations
Parking
Outer Transit Zone. 6 of 6 configurations feasible; recommended: mechanical stackers double.
Full section: every configuration, cost and its hit to buildable area
Block air rights
Unused development rights across 39 lots on block 02456; the block is 64.3% built out.
Full section: every lot on the block with its unused floor area
Engine validation
0 high · 0 medium · 7 low. The report shows its own doubts rather than hiding them.
Full section: every check the engine ran against its own output
Side-by-side comparison
Every viable build path: 16 scenarios computed for this lot.
| Scenario | FAR | Buildable SF | Floors | Height (ft) | Units |
|---|---|---|---|---|---|
| Senior Housing (AIRS) Scenario | 5.01 | 503,235 | 9 | 96 | 580 |
| Universal Affordability Preference (UAP) Scenario | 5.00 | 503,431 | 11 | 117 | 514 |
| Maximum Area Scenario | 5.01 | 503,431 | 11 | 117 | 60 |
| Community Facility Scenario | 4.80 | 491,377 | 7 | 75 | 0 |
| Mixed Use (Residential + Community) Scenario | 4.41 | 456,716 | 9 | 116 | 370 |
| Mixed Use (Residential + Community) Scenario (Parking Waiver: 60 units) | 4.42 | 456,716 | 8 | 116 | 60 |
| Maximum Apartment Count Scenario | 3.43 | 369,973 | 8 | 86 | 416 |
| Sky Exposure Plane Scenario | 3.43 | 360,659 | 15 | 152 | 394 |
| Sky Exposure Plane Scenario (Parking Waiver: 60 units) | 3.44 | 322,606 | 15 | 152 | 60 |
| Standard Housing Scenario (Parking Waiver: 60 units) | 3.44 | 368,838 | 8 | 86 | 60 |
| Maximum Apartment Count Scenario (Parking Waiver: 60 units) | 3.44 | 368,838 | 8 | 86 | 60 |
| Multiple Buildings Scenario (2 Buildings) | 3.42 | 355,225 | 7 | 98 | 338 |
| Multiple Buildings Scenario (2 Buildings) (Parking Waiver: 60 units) | 3.44 | 332,628 | 7 | 75 | 60 |
| No-Elevator Scenario | 3.41 | 367,051 | 4 | 44 | 353 |
| Single Room Occupancy (SRO) Scenario | 3.41 | 388,052 | 5 | 70 | 960 |
| Single Room Occupancy (SRO) Scenario (Parking Waiver: 60 units) | 3.42 | 357,428 | 5 | 70 | 60 |
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