M1-1 Zoning NYC Light Manufacturing

by | Last updated Jul 3, 2020 | NYC Zoning

M1-1 Zoning is a Light Manufacturing Zoning district in NYC, found in every borough. In M1-1 there are multiple uses you can develop including manufacturing, commercial, and community facility.

The M1-1 Zoning District is a sub district of M1 Zoning in NYC. M1 is a Light Manufacturing Zoning District having manufacturing, commercial, and community facility uses. M1-1 Zoning is mapped in Upper Manhattan, The Bronx, Brooklyn, Queens, and Staten Island.


M1 Zoning Districts:


M1-1 Zoning Specifications

M1-1 Floor Area Ratio (FAR):

Floor Area Ratio determines the floor area that can be built on the property.

FAR =  1

M1-1 Community Facility Floor Area Ratio

FAR = 2.4

Yard Requirements for Commercial Use in M1-1

Side Yards

Side Yards are not required, but if side yards are provided it must be at minimum 8 feet wide.

Rear Yard

20 Foot rear yard required

M1-1 Height And Setback

Initial Setback Distance

20 feet on narrow street

15 on wide street

Building Height Within Initial Setback Distance = 30 feet or 2 stories whichever is less

Sky Exposure Plane Vertical to Horizontal

Narrow Street Sky Exposure Plane = 1 to 1

Wide Street Sky Exposure Plane = 1 to 1

M1-1 Alternate Height And Setback

Alternate height and setback regulations can apply if you provide open space for the entire length of the front lot line.

Depth Of Optional Front Yard

15 feet on narrow street

10 on wide street

Sky Exposure Plane Height Above Street Line = 30 feet

Sky Exposure Plane Vertical to Horizontal

Narrow Street Sky Exposure Plane = 1.4 to 1

Wide Street Sky Exposure Plane = 1.4 to 1


M1-1D Residential Use in Manufacturing Districts

You cannot normally develop residential use is in manufacturing districts. In M1-1D it may be possible to have residential use for qualifying properties. M1-1D districts have a different set of requirements for residential use than those listed above.


Mixed Zoning Districts MX Zoning

In the instance of paired zoning you can develop residential use. MX Zoning districts are mixed zoning districts meant to promote a mixture of use between manufacturing, commercial, and residential use. In MX districts you have paired zoning. Each manufacturing zoning districts in a special MX district has a residential zoning district attached. Known as paired districts. In the case of a paired district you would follow any special regulations for the Special Purpose District and the residential requirements.

M1 -1 Mixed Zoning Districts Include:

  • M1-1/R5
  • M1-1/R6A
  • M1-1/R7-2
  • M1-1/R7D


Learn more about the above listed residential districts: R5, R6A, R7-2, & R7D


Hotel Zoning in M1-1 Zoning

Hotels are no longer as of right in M1-1 Zoning. Developing a hotel in an M1 district now requires a special permit. We have another post you can read on the special permit for Hotel Zoning in M1 zoning districts.


M1-1 Zoning Regulations

As an architect I study zoning closely but New York City zoning is complicated. This article is only meant to review basic Zoning Codes with regards to manufacturing zoning district M1-1. This analysis does not assume to cover every possible issue, but provide a general overview of the zoning codes.


Thank You for reading our Blog Post on M1-1 Zoning in NYC.

I hope this was helpful. You can leave questions or comments below. If you want to discuss a specific project with an architect you can contact us directly.


Contact Fontan Architecture


Jorge Fontan
Jorge Fontan

This post was written by Jorge Fontan AIA a Registered Architect and owner of New York City architecture firm Fontan Architecture. Jorge Fontan has earned 3 degrees in the study of architecture including two degrees from the City University of New York and a Masters Degree in Advanced Architectural Design from Columbia University. Jorge has a background in construction and has been practicing architecture for 15 years where he has designed renovations and new developments of various building types.