M1-1 Zoning NYC

M1-1 Zoning NYC Light Manufacturing

(Last Updated On: September 17, 2019)


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.


M1-1 Zoning

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 or want help with a zoning analysis please feel free to contact Fontan Architecture directly. We will be happy to help.



  • Max P

    March 14, 2019 6:30 pm

    Hi, can you build residences or hotel in a M1-1 lot of 60 wide by 80 deep in Queens?
    Thank you.

  • Jennifer Manning

    May 1, 2019 11:59 am

    Hi, would you be able to build an apartment building in an M1-1 zoning 100×100 lot? This property is in the Bronx, NY. There is currently a single family home on the lot and the rest is just used for parking trucks etc. Can the existing single family house be taken down? Thank you very much for any help you can give me.

      • Abraham W

        June 27, 2019 12:51 pm


        Can you change an existing commercial building in Brooklyn that zoned as M1-1D into a residential building? If you can, does it need a variance?

    • Muhammad Junaid

      July 22, 2019 8:22 pm

      Hi would I be able to have a convenience store/deli use in a mixed use building in Brooklyn that is zoned M1-1?

  • Esther K

    May 2, 2019 10:54 pm

    Can you build a gym in M1-1 zoning in queens?

  • Greg

    May 11, 2019 12:27 pm

    can build 45 ft heght warehouse building in M1-1?

  • Danny

    June 20, 2019 7:42 pm

    Can we use M1-1 as a warehouse? Thanks!

  • John

    August 29, 2019 8:53 am

    Hi – for a 3 family rowhouse in an M1-1 Zoning that was built in 1900 and currently used as residential, is it correct that such use is grandfathered and permissible? If a fire burned down the building, could a new 3 family rowhouse be built?

  • Listen

    September 17, 2019 11:31 pm

    Can existing 2-family in M1-1 be extended?

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