M1-3 Zoning District — New York City
M1-3 is a low-density Light Manufacturing District (High Performance) (NYC Zoning Resolution § 11-122) in New York City.
M1-3 at a glance
It allows industrial and commercial uses; new residences are generally excluded. Under the as of right — narrow street rules, the maximum commercial FAR is 5. 328 tax lots citywide carry M1-3 as their primary zoning designation.
Bulk rules for M1-3
| Context | Commercial FAR | Community facility FAR | Manufacturing FAR | Citation |
|---|---|---|---|---|
| As of right — narrow street | 5 | 6.5 | 5 | NYC Zoning Resolution § 43-12, § 43-122, § 43-25, § 43-26, § 43-43, § 43-45 |
| As of right — wide street | 5 | 6.5 | 5 | NYC Zoning Resolution § 43-12, § 43-122, § 43-25, § 43-26, § 43-43, § 43-45 |
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 M1-3
- 475 Marcy Avenue145,000 sq ft lot · 3.96 built FAR · built 1930
- 8-33 40 Avenue97,500 sq ft lot · 4.18 built FAR · built 1920
- 38-37 9 Street32,516 sq ft lot · 4.79 built FAR · built 2018
- 367 Southern Boulevard37,960 sq ft lot · 6 built FAR · built 1909
- 37-02 10 Street20,000 sq ft lot · 5.67 built FAR · built 2019
- 38-59 11 Street19,159 sq ft lot · 9.54 built FAR · built 2018
- Hopkins Street192,187 sq ft lot · 0 built FAR
- 30-28 Starr Avenue24,233 sq ft lot · 6 built FAR · built 1913
- 29-01 Review Avenue28,750 sq ft lot · 5 built FAR · built 2016
- 745 East 141 Street145,634 sq ft lot · 0 built FAR
- 106-02 Rockaway Beach Blvd25,668 sq ft lot · 6.46 built FAR · built 2023
- 38-21 9 Street9,983 sq ft lot · 8.79 built FAR · built 2019
M1-3 — quick questions
- What is the maximum commercial FAR in M1-3?
- 5, as of right — narrow street, per NYC Zoning Resolution § 43-12, § 43-122, § 43-25, § 43-26, § 43-43, § 43-45. Site-specific overlays, special districts, and waterfront rules can modify it — run a full lookup for a specific lot.
- Is M1-3 a contextual district?
- No. M1-3 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 M1-3?
- 328 tax lots citywide carry M1-3 as their primary zoning designation, per NYC municipal records as of 2026-10-20.
Keep learning
What do the M1-3 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.