M1-5/R10 Zoning District — New York City

Of the designations covered in this batch, this one carries the highest recorded flood exposure: 42% of its roughly 91 tax lots sit inside the mapped federal Special Flood Hazard Area. That is a statement about the current regulatory flood map, not a ledger of which specific parcels have taken on water, but it is a substantial minority by any measure. What makes the figure notable is what sits beneath it — a stock that is overwhelmingly old, not new construction pushed onto recently mapped ground. Set against the rest of this batch, that combination of a high flood share and an old building stock is unusual — most of the newer construction recorded across these pages sits closer to the water than the older fabric does.

The recorded stock's age bears that out: a median construction year of 1915, with 86% of buildings predating 1940, among the higher prewar shares in this comparison set. Only 5% of the stock falls inside the 1945-1975 postwar boom, and just 6% has gone up since 2000 — a designation whose building fabric was substantially set long before the modern flood maps existed at all. That gap between an old recorded stock and a flood map drawn decades later is itself worth noting, since the two records were assembled on very different timelines.

By recorded class, office buildings lead at 19%, store buildings follow at 14%, and walk-up apartment buildings add 13%. Land use runs 37% commercial-and-office and 32% mixed residential-and-commercial, with 9% of lots recorded as parking. Height runs to a median of 5 stories, and 22% of recorded buildings rise above 6 floors. 44% of lots are recorded as residential, and the file counts 678 homes on them, on lots running to a median of 2,880 square feet against a 90th percentile of 9,415. That land-use and building-class mix, split between commercial-and-office use and mixed residential use, describes a corridor pattern rather than a single dominant type.

98% of these lots record floor area below their allowance, and the typical gap runs deep: a median residual of 5.9 FAR. 10% of lots also carry recorded historic-district status, a real layer of landmark review on top of the zoning map here. The FAR figure that governs any one of these lots is a matter for the citation-backed tables above, not for this recorded-stock summary.

Each of these figures — flood exposure, age, height, and recorded headroom — describes this designation's roughly 91 lots specifically; a lot's own page carries its individual record alongside the governing floor-area figures in the tables above.