M1-9A is a manufacturing zoning district governed by ZR 43-12, with commercial far of 15.
These are the figures the engine applies when it models a lot in M1-9A. Where a rule differs between a narrow and a wide street, both are shown.
| Residential FAR | 0 | ZR 43-12 |
|---|---|---|
| Commercial FAR | 15 | ZR 43-12 |
| Manufacturing FAR | 15 | ZR 43-12 |
| Community facility FAR | 15 | ZR 43-12 |
| Base maximum — wide street | 155 ft | ZR 43-12 |
|---|---|---|
| Setback — wide street | 10 ft | ZR 43-12 |
| Base maximum — narrow street | 155 ft | ZR 43-12 |
| Setback — narrow street | 15 ft | ZR 43-12 |
| Front yard | 0 ft | ZR 23-45 |
|---|---|---|
| Side yard | 0 ft | ZR 23-46 |
| Rear yard | 10 ft | ZR 23-47 |
| Lot coverage — corner lot | 100% |
At 15 FAR, a 10,000 square foot lot in M1-9A carries roughly 150,000 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 M1-9A, 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 M1-9A rules we have mirrored and checked by hand. Check us against them.
“a setback with a depth of at least 10 feet from any street wall fronting on a wide street and a depth of at least 15 feet from any street wall fronting on a narrow street”
“a setback with a depth of at least 10 feet from any street wall fronting on a wide street”
“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.”
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.
M1-9A has a commercial far of 15, set by ZR 43-12. On a 10,000 square foot lot that is about 150,000 square feet of zoning floor area before any bonus, and before the height envelope and yard requirements are applied.
M1-9A 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.