M1-6/R10 Zoning District — New York City

Few designations in this file show a construction record this evenly divided. On lots carrying this designation, 43% of recorded buildings predate 1940 and a matching 43% have been built since 2000 — two eras of equal weight bracketing a middle period that barely registers. The 1945-1975 postwar boom accounts for only 11% of the stock, yet the median construction year across all these buildings still lands at 1954, arithmetically inside that boom window even though few of the buildings on record were actually raised during it. That is a median produced by two crowded ends rather than a genuine midcentury cluster, a pattern this designation does not share with the more one-sided age profiles recorded elsewhere in this batch. Two distinctly different building generations effectively share this designation's footprint, standing side by side rather than ageing together as a single continuous stock.

The recorded building classes lead with garages and office buildings, tied at 17% each, followed by elevator apartment buildings at 15% — a mix weighted toward vehicle-related and commercial use rather than any single residential type. Land use tracks a similar pattern: commercial-and-office use covers 33% of these roughly 94 lots, mixed residential-and-commercial use another 28%, and parking use a further 15%. Despite that heavily commercial and auto-oriented land-use file, 34% of lots are still coded residential, and the file counts 8,991 homes across the designation — a substantial unit total for a designation where barely a third of the land-use file reads as residential on its face. That imbalance is worth noting on its own: a land-use file reading barely a third residential still produces a five-figure unit count, which points to that residential minority being built at real density rather than spread thin across the footprint.

Lot sizes run to a median of 6,250 square feet, with the 90th percentile reaching 27,352 square feet — a meaningful spread between the typical parcel and the larger ones mixed in, suggesting a designation that mixes ordinarily sized parcels with a smaller number of substantially larger ones rather than presenting one uniform lot size throughout. Buildings rise to a median of 5 stories, and 41% of the recorded stock climbs above 6 floors, a real minority share of taller construction consistent with the elevator-apartment presence noted above rather than a uniformly low-rise fabric.

On the development side, 74% of lots record floor area below their allowance, with a median residual of 7 FAR — one of the wider recorded gaps in this batch. A modest 4% of these lots sit inside the mapped federal flood zone, and 10% carry historic-district status on record — together describing a designation where neither regulatory overlay plays a dominant role, leaving the development figures above as the more defining measures of this designation's file. Each lot's own figures live on its own page; the floor-area and height rules that actually govern this designation, section by section, are set out in the tables above.