New York City utilizes a complex system of zoning districts and subdistricts, each dictating specific rules for property development. This framework helps manage diverse urban development across the city. The M1-1D zoning district, a light manufacturing zone, is one such example.
The M1-1D district is a light manufacturing subdistrict within the broader M1 Zoning category. M1-1D zones are located in Brooklyn and Queens.
I am Jorge Fontan, an architect in New York and owner of Vinculum Architecture, a Manhattan-based architecture firm. At Vinculum, we work on a variety of project types, from property and zoning analysis to complete building designs for new developments. In this article, I will review some of the basics of the New York City Zoning District M1-1D.
M1-1D Zoning
In M1-1D Zoning you can develop commercial, manufacturing and community facility buildings As-of-Right. There is an option for a residential authorization and other discretionary actions that could potentially expand the allowable uses in these districts. The City of Yes significantly modified the rules under the New York City Zoning for Housing Opportunity amendment. This article reflects those modifications.
M1-1 Zoning Districts & Subdistricts
Below is a list of the various M1 zoning districts and M1-1 subdistricts:
M1-1D Zoning Residential Authorization
In New York City, residential development is typically prohibited within manufacturing districts. However, within an M1-1D district, certain qualifying properties may be eligible for residential use, provided they adhere to a specific set of zoning requirements that differ from standard residential or manufacturing regulations. Residential developments in an M1-1D district will require an M1-1D Residential Authorization not all properties will qualify for this authorization. You can read more about residential use in another article we wrote on M1-1D Residential Authorization.
M1-1D Zoning & Community Facility Use
The M1-1D Zoning District has primarily manufacturing and commercial uses, but you can develop some community facility uses as-of-right in these districts.
Key considerations for the development of a Community Facility in an M1-1D zone include:
- Different Regulations: When you develop a site with community facility use, the specific bulk regulations (including Floor Area Ratio and height limits) may differ from those for other allowed buildings.
M1-1D Zoning Regulation Basics
In the case of residential authorization the bulk regulations of a C2 district mapped in an R5 zoning district will apply. The following bulk regulations are for nonresidential uses.
Floor Area Ratio:
- FAR = 1
- Community Facility FAR = 2.4
Yards:
- Side Yards = Not Required, but if provided must be a minimum of 8 feet
- Rear Yard = 20 ft minimum
Height and Setback Narrow Street:
- Front Wall Height: 30 ft Max or 2 stories
- Initial setback: 20 ft
- Sky Exposure Plane: 30 Ft above street line
- Sky Exposure Pitch: 1 to 1
Height and Setback Wide Street:
- Front Wall Height: 30 ft Max or 2 stories
- Initial setback: 15 ft
- Sky Exposure Plane: 30 Ft above street line
- Sky Exposure Pitch: 1 to 1
Parking in M1-1D
The new City of Yes for Housing Opportunity zoning changes have now drastically reduced parking requirements in New York City.
M1-1D Zoning
New York City zoning is complicated and has many special circumstances. This post is intended to provide a brief general overview of M1-1D zoning. This article is not a substitute for the New York City Zoning Resolution.
If you are considering a development project, contact us at Vinculum Architecture for a consultation. We can help you determine the feasibility of your project, provide complete design services, and guide you through the intricate process of obtaining city approvals to bring your vision to life. Succeeding in the NYC real estate market requires a strategic approach to the city’s complex regulatory environment. We offer both vision and expert architectural services.
Thank You for Reading Our Article on M1-1D Zoning In New York City
I hope this was helpful. If you would like to speak with an architect about a potential project, please get in touch with us directly at Vinculum Architecture.
Request a Consultation With Vinculum Architecture
This post was written by Jorge Fontan AIA a Registered Architect and owner of New York City based architecture firm Vinculum 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.
