NYC Resources 311 Office of the Mayor
Flickr Flickr
Follow @NYCPlanning on Twitter Twitter
City Planning:


Take me to...
Commission Meetings
Commission Reports
Census FactFinder
LUCATS - Land Use
Application Tracking
ZoLa - Zoning and Land Use Application
Community Portal
Waterfront Access Map
Zoning Map Finder
Map & Bookstore
Job Opportunities
Press Releases
DCP Site Map
Contact DCP


Click Once to Submit Query


Translate this page
Zoning > Zoning Districts - Manifacturing Districts Printer Friendly Version
Zoning Districts
Manufacturing Districts

Zoning Text | Zoning Maps | Zoning Districts | Zoning Tools | About Zoning | Glossary

Introduction | Residence Districts | Commercial Districts | Mfg. Districts | Special Purpose Districts

M1 - M2 - M3

Use the drop down menu to see specific districts and topics.
Manufacturing Districts: OVERVIEW

Newtown Creek, border between Brooklyn and Queens
M3-1 District - Newtown Creek
Today’s manufacturing uses and the zoning districts in which they are located encompass far more than factories engaged in the manufacture of goods. The range of industrial and manufacturing activities important to New York City’s economy is enormous—from catering suppliers, lighting fabricators, and warehouse and distribution centers to film production studios, ferry and ship terminals, and essential municipal facilities like sewage treatment plants, train yards and sanitation garages. In addition to these traditional and emerging industrial uses, manufacturing districts permit many commercial uses and, with limitations, some community facility uses.

Industrial uses are permitted in the three manu­facturing districts­—M1, M2 and M3—according to the characteristics of their operations. Each of the three districts incorporate differing performance standards that limit the amount and type of industrial nuisances permitted. Light manufacturing uses (Use Group 17) are permitted in all manufacturing districts. In general, the more potentially noxious uses (Use Group 18) are limited to M3 districts, but may also locate in M1 and M2 districts if they comply with the higher performance standards of those districts. All industrial uses must also comply with applicable city, state and federal environmental regulations.

With some exceptions, commercial uses, including hotels and business, professional and government offices, are permitted in manufacturing districts. Certain large retail uses are permitted in M1 districts only by a City Planning Commission special permit . However, many retail and service uses, as well as hotels and motels, are prohibited in M2 and M3 districts. Community facilities are excluded entirely from M2 and M3 districts and restricted to a few uses in M1 districts. Certain community facilities, such as schools, are allowed in M1 districts only by special permit.

The 1961 Zoning Resolution separated industrial and residential areas to ensure safety and insulate residential communities from industrial traffic and other irritants, and to shield industry from nuisance-generated complaints. No new residences were permitted in manufacturing districts, although many existing residences remained as non-conforming uses because of historic land use patterns.

Today, new residential developments and conversions are permitted in selected M1 districts that have a significant number of existing residences. Paired districts, mapped in Mixed Use Districts (MX) and the Special Long Island City Mixed Use District, combine an M1 district with a residential district, allowing a fine-tuned mixture of appropriate uses. Other older industrial areas, like Soho and Noho in Manhattan, have changed significantly as obsolete industrial buildings within M1-5A, M1-5B, M1-5M and M1-6M districts are converted to residential use by special permit. New residences are prohibited in all M2 and M3 districts.

The floor area ratio (FAR) is the primary instrument for controlling building size in manufacturing districts. Four different floor area ratios (1.0, 2.0, 5.0 and 10.0) regulate the intensity of land use in the city’s manufacturing districts. In some instances, high parking and loading berth requirements also act to control building size. Height and setback regulations are similar to those for residence and commercial districts. Yard regulations, which are generally the same for all manufacturing districts, are designed to provide open space and buffer areas—primarily at the boundaries of residence districts. As a further protection for adjacent residential areas, there are special regulations for industries located on district boundaries. These include requirements for adequate enclosure and screening of industrial activities and limitations on the location of business entrances, display windows and signs.

Manufacturing Districts Zoning Data Tables
PDF Document View Larger Image

For detailed information, and a comparison of district requirements, open the Manufacturing Districts Zoning Data Tables on the right







The Zoning Reference provides only general zoning information and is not meant to serve as a substitute for the actual regulations which are to be found in the Zoning Resolution.


Zoning Text | Zoning Maps | Zoning Districts | Zoning Tools | About Zoning | Glossary

Introduction | Residence Districts | Commercial Districts | Mfg. Districts | Special Purpose Districts

PDF Document Items accompanied by this symbol require the free Adobe Acrobat Reader.

Brief explanations of terms in green italics can be viewed by clicking on the term. Words and phrases followed by an asterisk (*) are defined terms in the Zoning Resolution, primarily in Section 12-10. Consult the Zoning Resolution for the official and legally binding definitions of these words and phrases.


Copyright 2014 The City of New York Contact Us Privacy Policy Terms of Use