215-16 Northern Boulevard
BBL QN-7334-70 · Generated May 11, 2026
20,150
zoning SF (top scenario)
3
stories (top scenario)
9
units (top scenario)
48
max height (ft)
12
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
Queens / Bayside, midsize corridor multifamily
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 · podium-base
9,994 GSF · COMMERCIAL 2, COMMERCIAL, COMMERCIAL 1
Floor 4 · Roof · roof terrace
3,825 GSF · ROOF TERRACE (WALKABLE), LIGHT COURT, SOLAR PV ARRAY
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 · Commercial Overlay
30,900
GSF · FAR 2.00
Stacking diagram
3 floors · 48 ft · bar width = floor plate size
The envelope, rule by rule.
Every constraint the engine applied to R6B, 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 · R6B
Form: Standard Housing. Contextual district: ZR 23-731 confines the optional sky exposure plane regime to R6-R10 Districts without a letter suffix, so the ZR 23-432 standard height and setback envelope is the only residential form.
What the Code requires for this building.
Chapter 5 and its neighbours, applied to the Commercial Overlay scenario: construction type, egress, elevators, sprinklers, accessibility. This is the part an architect checks first.
No elevator modelled (≤4 stories and ≤60 ft; engine assumption)
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
No ULURP, BSA or CPC action required for the modeled scenarios. (E) designation on the lot.
Full section: required procedures, ULURP scope, LPC and (E) designations
Parking
5 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 51 lots on block 07334; the block is 52.9% built out.
Full section: every lot on the block with its unused floor area
Engine validation
1 high · 0 medium · 0 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: 12 scenarios computed for this lot.
| Scenario | FAR | Buildable SF | Floors | Height (ft) | Units |
|---|---|---|---|---|---|
| UAP (City of Yes): Max Development | 2.40 | 35,254 | 4 | 45 | 28 |
| AIRS Senior Housing (100% Affordable) | 2.40 | 35,254 | 5 | 54 | 28 |
| Max Apartments | 2.00 | 31,056 | 4 | 45 | 29 |
| Commercial Overlay | 2.00 | 30,900 | 3 | 48 | 9 |
| Residential + Community Facility | 2.00 | 30,977 | 3 | 46 | 8 |
| Community Facility | 2.00 | 31,510 | 4 | 51 | n/a |
| Shared Housing (SRO) | 1.98 | 29,523 | 3 | 42 | 66 |
| Shared Housing (SRO) (Parking Waiver: 60 units) | 1.98 | 29,523 | 3 | 42 | 58 |
| Walk-Up (3 Stories, No Elevator) | 1.97 | 30,767 | 3 | 33 | 23 |
| Split Lot (2 Buildings) | 1.88 | 24,001 | 2 | 28 | 20 |
| Max Commercial | 1.28 | 23,529 | 2 | 40 | n/a |
| Existing Building: Retain & Enlarge (ZR 54-31) | 5.41 | 54,490 | 5 | 70 | 38 |
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