M1-2 Zoning NYC

M1-2 Zoning NYC

(Last Updated On: April 1, 2019)

M1-2 Zoning is a Light Manufacturing Zoning district in NYC. In M1-2 there are multiple uses including manufacturing, commercial, and community facility.


M1-2 Zoning

The M1-2 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, and Queens.


M1-2 Zoning Regulations

The New York City Zoning Resolution is complicated and quite in depth. In this article we will review some basic Zoning Codes with regards to manufacturing zoning district M1-2. This analysis does not assume to cover every possible issue, but provide a general overview of the zoning codes.


M1-2 Zoning Specifications

M1-2 Floor Area Ratio (FAR):

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

FAR =  2

M1-2 Community Facility Floor Area Ratio

FAR = 4.8

Yard Requirements for Commercial Use in M1-2

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

M1-2 Height And Setback

Initial Setback Distance

20 feet on narrow street

15 on wide street

Building Height Within Initial Setback Distance = 60 feet or 4 stories whichever is less

Sky Exposure Plane Vertical to Horizontal

Narrow Street Sky Exposure Plane = 2.7 to 1

Wide Street Sky Exposure Plane = 5.6 to 1

M1-2 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 = 60 feet

Sky Exposure Plane Vertical to Horizontal

Narrow Street Sky Exposure Plane = 3.7 to 1

Wide Street Sky Exposure Plane = 7.6 to 1


Mixed Zoning Districts MX Zoning

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.


Hotel Zoning in M1-2 Zoning

You can develop hotels in M1-2 Zoning. There will be limitations in certain areas for Hotel Zoning in M1 zoning districts requiring special permit.


Thank You for reading our Blog Post on M1-2 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.



  • Jeroen

    October 29, 2018 12:43 am

    The M1-2 overview mentions that residential use is permitted. Please clarify what residential use this is?
    Is housing permitted?
    Thank you,

  • Sanjay sharma

    December 16, 2018 2:27 am

    Property which is m1-2/r5b zoning with lot area of 2500 sq feet. How many residential units can be made ?

  • Guy Cohen

    March 22, 2019 4:51 pm

    Hi Jorge
    I have a couple of questions regarding M1-2 zoning Parking Requirements.
    It is clear that the zoning has a parking requirement waiver for 14 or less parking spaces needed.

    What I am not clear about is:

    Question #1
    WHEN can I apply the 14 required parking space waiver?
    B) MULTIPLE USE GROUPS COMBINED? (parking spaces requirements for each use will be added together to get a TOTAL of parking spaces required)

    Example: Multiple Use groups added
    1) General Retail (Parking Requirement: 1 per 300 square feet)
    4200 SF – 14 spaces

    2) Storage (Parking Requirement: 1 per 2,000 square feet)
    4200 SF – 2 spaces required
    Total: 16 Parking Spaces Required

    Question #2
    R6A: 50% of dwellings require parking spaces, waived if 5 or fewer spaces required.
    Would the Residential Parking requirement be ADDED to the same equation with the Commercial use or would that be under its own set apart rules and waivers?

    Thank you very much for your help

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