M1-3/R7D Zoning District — New York City

Few designations in this file split as evenly across construction eras as this one does. Of the recorded buildings on its roughly 18 tax lots, 57% predate 1940, 21% fall inside the 1945-1975 postwar boom, and 14% have gone up since 2000 — three real layers rather than one era crowding out the rest, a pattern that stands apart from designations elsewhere in this batch where a single era accounts for nearly all of the recorded stock. The median construction year, 1931, sits squarely inside that prewar majority, but the boom-era share here is not a footnote; at 21% it is a meaningfully larger slice of the stock than many designations in this batch can show, and the recent share on top of it means construction on these blocks did not simply stop after the boom passed. Height stays modest throughout: a median of 3 stories, with 14% of buildings recorded above 6 floors — enough of a taller minority to keep the designation from reading as uniformly low-rise, even with a median this modest.

The recorded building classes point toward vehicle storage and light service use: garage buildings lead at 50% of recorded classes, with walk-up apartment buildings and mixed residential-and-commercial buildings tied at 11% each — together still a small minority next to the garage-dominated majority. Land use tells a matching story — parking facilities cover 28% of these lots, transportation-and-utility use another 22%, and mixed residential-and-commercial use 17%. That combination, half the building stock in garages and more than a quarter of the land in parking, describes a designation doing double duty for a manufacturing base with housing layered close by rather than a conventional residential or commercial corridor. Only 33% of lots are coded residential, and the file counts 76 homes across the designation — a modest number that fits a stock this oriented toward storage and service rather than living space, and one where any given lot is more likely on record to hold a garage or a parking use than a home.

Lots run a median of 3,500 square feet, with the 90th percentile reaching 11,077 square feet — enough spread to hold both small service parcels and larger assembled ground within the same designation, a range wide enough that no single lot size reads as fully typical of the whole. None of these lots, 0%, sit inside the mapped federal flood zone, and none, 0%, carry historic-district status on record — a designation with no recorded overlay from either the flood map or landmark review, leaving zoning as the only layer of regulatory record here.

On the development side, 89% of lots record floor area below their allowance, with a median residual of 3.5 FAR — a wide recorded gap for a designation this small, and one of the larger residuals any designation in this batch shows relative to its size. What that gap means for any one address, and the floor-area and height rules that actually govern this designation, are set out with citations in the tables above; each of these 18 lots keeps its own recorded figures on file, distinct from the citywide shares summarized here.