M1-3 is a manufacturing zoning district governed by ZR 43-12, with commercial far of 5.
These are the figures the engine applies when it models a lot in M1-3. Where a rule differs between a narrow and a wide street, both are shown.
| Residential FAR | 0 | ZR 43-12 |
|---|---|---|
| Commercial FAR | 5 | ZR 43-12 |
| Manufacturing FAR | 5 | ZR 43-12 |
| Community facility FAR | 6.5 | ZR 43-12 |
| Sky exposure plane begins | 85 ft | ZR 23-432 |
|---|
| Front yard | 0 ft | ZR 23-45 |
|---|---|---|
| Side yard | 0 ft | ZR 23-46 |
| Rear yard | 20 ft | ZR 23-47 |
| Lot coverage — corner lot | 100% |
At 5 FAR, a 10,000 square foot lot in M1-3 carries roughly 50,000 square feet of zoning floor area.
That is the ceiling, not the answer. The height envelope, required yards, lot shape, street width, overlays and any special district all cut into it. Running the real lot is the only way to know which constraint binds first.
Every area of the city zoned M1-3, from NYC Planning’s published zoning district layer.
The sentences below are quoted verbatim from the Zoning Resolution text the engine is built against, for the M1-3 rules we have mirrored and checked by hand. Check us against them.
“85 feet or 6 stories , whichever is less”
“Within M1-3, M1-5, M1-6, M2-2 or M2-4 Districts 20 15”
“Within M1-3, M1-5, M1-6, M2-2 or M2-4 Districts 20 15”
“M1-1 M1-2 M1-3 M1-4 M2 M3 In the districts indicated, if the boundary of an adjoining Residence District is located at the center line of a street less than 60 feet wide, a front yard not higher than curb level and at least 20 feet in dept”
“an open area with a minimum lot depth of 40 feet midway (or within five feet of being midway) between the two street lines upon which such through lot fronts”
“In all districts, other than districts with an A suffix, a rear yard with a depth of not less than 20 feet shall be provided at every rear lot line on any zoning lot”
“In all districts, as indicated, no side yards are required. However, if an open area extending along a side lot line is provided, it shall be at least eight feet wide.”
“85 feet or 6 stories , whichever is less 85”
Use groups permitted in M1 districts:
Underbuilt here means a lot of at least 2,500 square feet, built to less than half its residential floor area, in private hands, with at least 20,000 square feet of unused capacity. From PLUTO 26v2. How we counted.
M1-3 has a commercial far of 5, set by ZR 43-12. On a 10,000 square foot lot that is about 50,000 square feet of zoning floor area before any bonus, and before the height envelope and yard requirements are applied.
M1-3 is not governed by a flat height cap in the quality housing tables; height is controlled by the sky exposure plane and the bulk rules shown above.
Source: NYC Planning zoning districts.