NYC Zoning Handbook:
Manufacturing Districts
Chapter 5
Manufacturing is important to the city's economy. Viable industrial
areas must be protected, and appropriately located land zoned for
manufacturing must be available for the relocation of some industrial
uses and the growth of others.
Manufacturing uses are listed in Use Groups 17 and 18 and are allowed in
specified districts according to the characteristics of their
operations. In this manner, the most objectionable uses can be located
some distance from residential areas. Manufacturing activities are
grouped into three districts -- M1, M2 and M3. All of these districts
incorporate performance standards which establish limits on the amount
and types of industrial nuisances which may be created. In general, the
more noxious uses are restricted to M3 districts but they may be
permitted in M1 and M2 districts if they comply with the performance
standards of those districts.
With some exceptions, retail and commercial uses are permitted in
manufacturing districts. However, to insulate the residential community
from industrial traffic and other objectionable irritants and hazards,
and to shield manufacturing uses from nuisance-generated complaints,
residential and community facility uses are excluded from most
manufacturing districts. Certain exceptions to this rule have been
created. For example, the community facilities in Use Group 4
(hospitals, non-profit institutions without sleeping accommodations,
health centers or welfare centers, and houses of worship) are allowed by
special permit in M1 districts.
M1 districts with a significant amount of existing residential
development may be mapped M1-D. The suffix indicates that limited new
residential uses are permitted, by City Planning Commission
authorization, on sites that meet specific criteria.
In M1-5A and M1-5B districts, mapped in SoHo/NoHo, artists may, under
certain conditions, occupy joint living-work quarters. M1-5M and M1-6M
are districts in which conversion of non-residential floors of a
building to dwelling units may be permitted if a commitment is made to
preserve a specified amount of floor area within the district, either
on-site or off-site, for certain categories of manufacturing and
commercial uses.
The floor area ratio is the primary instrument for controlling both
building size and the level of activity and congestion in manufacturing
districts. (In some instances, high parking requirements also act to
control building size.) There are four different floor area ratios to
regulate the intensity of land use in manufacturing districts throughout
the city. The yard regulations are the same for all manufacturing
districts. They are designed to provide open space, primarily at the
boundaries of residence districts. The height and setback regulations
for manufacturing districts are similar to those established for
residence and commercial districts. As a further protection to adjacent
residential areas, the Zoning Resolution has special regulations that
apply to industries located on district boundaries. These regulations
provide for adequate enclosure and screening of industrial activities
and place limitations on the location of business entrances, display
windows and signs.
Zoning Analysis Of A Typical Building In An M1-1 District
A typical building in an M1-1 district on a 20,000 square-foot lot (100
feet by 200 feet) would be a one-story light manufacturing building. It
would usually cover approximately 75 percent of the lot and would have
on-site open parking at the rear of the lot. Typical uses would include
such high performance industries as warehousing, distribution, printing
plants or the manufacturing of apparel, textiles or electronic
equipment. The M1-1 districts are usually near residential neighborhoods
and frequently act as a low bulk buffer at the periphery of older
industrial areas with heavier industrial uses and larger buildings.
The maximum floor area ratio in this district is 1.0. However, because
many manufacturers desire single-story, spread-out plants to permit
horizontal operations, the maximum permitted floor area might not be
utilized due to parking and loading berth requirements. For example, one
parking space is required for every 1,000 square feet of floor area; in
order to provide 15 required parking spaces in an open area on the lot,
the building could only cover approximately 75 percent of the lot. This
would afford an actual floor area ratio of .75. The building would
contain 15,000 square feet of floor area and would have to provide one
loading berth at least 33 feet long, 12 feet wide and 14 feet high.
A zoning description of a building in an M1-1 district would be as
follows:
| Lot area: | 20,000 square feet |
| Maximum floor area ratio: | 1.0 |
| Total floor area permitted: | 20,000 square feet |
| Total floor area provided: | 15,000 square feet |
| Required rear yard: | 20 feet |
| Required side yard: | None |
| Required parking spaces: | 15 |
| Required loading berths: | 1 |
