In NYC zoning districts that start with the letter M are manufacturing zoning. These districts allow for a variety of uses including Manufacturing and in certain zones Commercial, Community Facility, and sometimes Residential use.
NYC Manufacturing Zoning Districts
There are 3 basic manufacturing zoning districts in NYC: M1, M2, & M3. These districts are broken into several subdistricts.
M1 Zoning Districts
M1 Zoning is a Light Manufacturing District. Many manufacturing uses are allowed in M1 districts. Hotels, Residential in special cases, offices and retail are also allowed in M1 Zones.
Below is a list of the floor area ratio and parking requirements for M1 Zoning Districts. The floor area ratio is multiplied by the square footage of the property to determine the allowable square footage of the building. Floor area ratios can vary based on use for example Residential use can have a lower floor area ratio then the typical FAR.
M1-1 Zoning NYC
M1-1 Zoning FAR = 1
M1-1 Zoning Parking = 1 per 300 sq ft
M1-2 Zoning NYC
M1-2 Zoning FAR = 2
M1-2 Zoning Parking = 1 per 300 sq ft
M1-3 Zoning NYC
M1-3 Zoning FAR = 5
M1-3 Zoning Parking = 1 per 300 sq ft
M1-4 Zoning NYC
M1-4 Zoning FAR = 2
M1-4 Zoning Parking = None Required
M1-5 Zoning NYC
M1-5 Zoning FAR = 5
M1-5 Zoning Parking = None Required
M1-6 Zoning NYC
M1-6 Zoning FAR = 10
M1-6 Zoning Parking = None Required
In an M1-6 Zoning district you may have a 20% bonus for Public Plazas if applicable.
M1 Hotel Zoning
Hotels are typically allowed in M1 Zoning. The Hotel Zoning regulation in M1 zones has changed and will require in certain areas a special permit. This is in order to limit the over development of hotels in certain areas. M1-6D Zones have additional restrictions for Hotels.
We have another post if you want to read more about the M1 Hotel Special Permit.
M2 Zoning Districts
M2 Zoning is a Medium Manufacturing District. Many manufacturing uses are allowed in M2 districts. There are greater restrictions on the uses allowed in these zones.
Below is a list of the floor area ratio and parking requirements for M2 Zoning Districts.
M2-1 Zoning NYC
M2-1 Zoning FAR = 2
M2-1 Zoning Parking = 1 per 300 sq ft
M2-2 Zoning NYC
M2-2 Zoning FAR = 5
M2-2 Zoning Parking = 1 per 300 sq ft
M2-3 Zoning NYC
M2-3 Zoning FAR = 2
M2-3 Zoning Parking = None Required
M2-4 Zoning NYC
M2-4 Zoning FAR = 5
M2-4 Zoning Parking = None Required
M3 Zoning Districts
M3 Zoning is a Heavy Manufacturing District. Many manufacturing uses are allowed in M3 districts. There are great restrictions on the uses allowed in these zones.
Below is a list of the floor area ratio and parking requirements for M2 Zoning Districts.
M3-1 Zoning NYC
M2-4 Zoning FAR = 2
M2-4 Zoning Parking = None Required
M3-2 Zoning NYC
M2-4 Zoning FAR = 2
M2-4 Zoning Parking = None Required
Manufacturing Zoning in NYC
As an architect I study Zoning Codes closely, but these are complicated and quite involved issues. In this article we reviewed some of the basic concepts with regards to the Manufacturing Zoning Districts in NYC. This post does not assume to cover every possible issue or condition, but provide a general overview of the topic.
Thank you for read our blog post on NYC Manufacturing Zoning.
We wish you the best of luck with your upcoming project. Please feel free to leave questions or comments below. If you want to discuss your project with an architect you can contact us directly.
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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 20 years where he has designed renovations and new developments of various building types.
