M1-1 Zoning District — New York City
M1-1 is a low-density Light Manufacturing District (High Performance) (NYC Zoning Resolution § 11-122) in New York City.
M1-1 at a glance
It allows industrial and commercial uses; new residences are generally excluded. As of right, the maximum commercial FAR is 1. 11,914 tax lots citywide carry M1-1 as their primary zoning designation.
Bulk rules for M1-1
| Context | Commercial FAR | Community facility FAR | Manufacturing FAR | Citation |
|---|---|---|---|---|
| As of right | 1 | 2.4 | 1 | NYC Zoning Resolution § 43-12, § 43-122, § 43-25, § 43-26, § 43-43 |
Values from the NYC Zoning Resolution, verified 2026-10-06; site-specific overlays, special districts, and waterfront rules can modify them — run a full lookup for a specific lot.
About manufacturing districts
Manufacturing districts allow industrial and many commercial uses; new residences are generally excluded. Manufacturing bulk is governed by § 43- of the NYC Zoning Resolution.
Contextual districts pair their floor-area ceilings with prescribed base and maximum building heights so new buildings mirror existing neighborhood form; non-contextual districts govern the envelope through more general height and setback rules, such as sky exposure planes. Commercial districts also allow residences under the rules of a residential-equivalent district, while manufacturing districts generally exclude new residences. Overlays and special purpose districts can modify any of this on a specific lot.
Example lots zoned M1-1
- 18 Sixth Ave32,191 sq ft lot · 25.07 built FAR · built 2019
- 595 Dean Street66,488 sq ft lot · 13.26 built FAR · built 2021
- 1250 Waters Place121,864 sq ft lot · 6.1 built FAR · built 2007
- Victory Boulevard5,717,250 sq ft lot · 0 built FAR
- 8719 Avenue D180,588 sq ft lot · 1.27 built FAR · built 2010
- 75-20 Astoria Boulevard S739,723 sq ft lot · 0.65 built FAR · built 1947
- 80-00 Cooper Avenue522,928 sq ft lot · 1.92 built FAR · built 1922
- 410 Halleck Street5,612,000 sq ft lot · 0.21 built FAR · built 1960
- 1200 Waters Place396,174 sq ft lot · 1.14 built FAR · built 1974
- 21 Beard Street2,081,305 sq ft lot · 0.16 built FAR · built 2007
- 1752 Shore Parkway499,600 sq ft lot · 0.52 built FAR · built 2013
- 55 Richmond Terrace353,627 sq ft lot · 1.39 built FAR · built 2016
M1-1 — quick questions
- What is the maximum commercial FAR in M1-1?
- 1, as of right, per NYC Zoning Resolution § 43-12, § 43-122, § 43-25, § 43-26, § 43-43. Site-specific overlays, special districts, and waterfront rules can modify it — run a full lookup for a specific lot.
- Is M1-1 a contextual district?
- No. M1-1 is not a contextual district; its building envelope is governed by the district's general height and setback rules rather than a prescribed contextual envelope.
- How many tax lots are zoned M1-1?
- 11,914 tax lots citywide carry M1-1 as their primary zoning designation, per NYC municipal records as of 2026-10-20.
Keep learning
What do the M1-1 rules mean for a specific lot?
PearlAudit resolves the governing zoning for any NYC tax lot — district, overlays, special districts — and cites the Zoning Resolution section behind every rule claim.
District data: NYC municipal records (Department of City Planning) and the NYC Zoning Resolution. See our sources and methodology. Parcel data as of 2026-10-20.