Manufacturing Districts With an A Suffix in NYC

The A suffix turns a manufacturing district into a contextual one, with floor area rewards for industrial and production uses in M2 and M3.

What the A suffix does

A manufacturing district with an A suffix, such as M1-4A or M2-2A, works differently from the classic M1, M2 and M3 districts. Instead of one FAR and a sky exposure plane, the A-suffix districts set FAR by district number, reward industrial and similar "qualifying uses" with extra floor area in M2 and M3, use a contextual envelope with a maximum base height and a maximum building height, and loosen some use rules (ZR 43-132, 43-133, 43-46, 42-316). The sky exposure plane, alternate setback and tower rules of ZR 43-43 to 43-45 expressly do not apply to districts with an A suffix.

M1 districts with an A suffix

FAR: ZR 43-132. Heights: ZR 43-46. In M1-8A and M1-9A there is no maximum height, but any portion above 350 ft may cover at most 50 percent of the lot (ZR 43-46).

M2 and M3 districts with an A suffix

FAR: ZR 43-133. Heights: ZR 43-46.

• Qualifying uses in M2 A-suffix districts are the "referenced commercial and manufacturing uses" (ZR 43-131): agricultural uses including greenhouses, repair and maintenance uses and industrial drycleaning from Use Group VI, laboratories, art, music, dance and theatrical studios and production or entertainment studios, and all Use Group X production uses (ZR 12-10).
• In M3 A-suffix districts, qualifying uses also include all of Use Group IV(B) and IV(C) and all Use Group IX storage uses other than self-service storage (ZR 43-131).
• Ground floor rule: in M2 and M3 A-suffix districts, on a lot of 5,000 sq ft or more where the FAR exceeds the "other uses" limit, at least 50 percent of the ground floor level floor area must go to qualifying uses, with access to any required loading berths (ZR 43-133).

How the envelope works

• A building may not exceed the maximum base height and maximum building height in the table. Any portion above the maximum base height must be set back at least 10 ft from a street wall on a wide street and 15 ft on a narrow street (ZR 43-46).
• The setback may be reduced by one foot for each foot the street wall is set back from the street line, but never below 7 ft, and the setback is optional for buildings more than 50 ft from a street line (ZR 43-46).
• On zoning lots of 20,000 sq ft or more, a building may exceed the maximum building height by 25 percent (ZR 43-46). In M1-4A, for example, 155 ft x 1.25 = 193.75 ft.

Use changes in A-suffix districts

• M1 with an A suffix: all Use Group VI retail and service uses are permitted, and grocery and specialty food stores have no size cap; all Use Group VIII recreation, entertainment and assembly uses are permitted; and all community facilities without sleeping accommodations in Use Group III(B) are permitted (ZR 42-316).
• M2 with an A suffix: the use regulations of an M1 district without a suffix apply, including performance standards and sign rules, with grocery and specialty food stores capped at 30,000 sq ft per establishment (ZR 42-316).
• M3 with an A suffix: a list of special permits for retail, eating and drinking places, entertainment, arenas, drive-ins and racetracks does not apply (ZR 42-316).
• Public parking in all A-suffix districts: outside the Greater Transit Zone, garages and lots up to 150 spaces are permitted; inside it, garages are not permitted as of right and lots up to 150 spaces are permitted, with larger facilities by special permit (ZR 42-316).
• Required accessory parking: A-suffix districts follow the higher-requirement row of ZR 44-21 outside the Greater Transit Zone (for example 1 space per 300 sq ft of offices) and require none inside it (ZR 44-21).

A worked example: 20,000 sq ft lot in M2-2A

• Other uses only, for example offices: 20,000 x 2.00 = 40,000 sq ft (ZR 43-133).
• With qualifying uses: up to 20,000 x 3.00 = 60,000 sq ft. Because the lot is at least 5,000 sq ft and the FAR exceeds 2.00, at least half of the ground floor level floor area must be qualifying uses, such as production space or a lab (ZR 43-133).
• Height: maximum base height 65 ft and maximum building height 95 ft; because the lot is 20,000 sq ft, the building may go 25 percent higher, 95 x 1.25 = 118.75 ft (ZR 43-46).
• Uses: M1 use rules apply, so most retail is allowed, with grocery stores up to 30,000 sq ft (ZR 42-316).

A-suffix M district FAQ

Related pages

• M1 zoning
• M2 and M3 zoning
• Special Mixed Use District (MX)