M1-5/R6A Zoning District — New York City
M1-5/R6A is a zoning district on New York City's zoning map.
M1-5/R6A is a zoning district on New York City's zoning map. It allows industrial and commercial uses; new residences are generally excluded. 5 tax lots citywide carry M1-5/R6A as their primary zoning designation.
Just 5 tax lots citywide carry this designation, so every figure below is a count, not a trend. The recorded stock leans industrial: warehouses make up 60% of building classes, and industrial and manufacturing use covers 60% of the land-use file. Lots run enormous and strikingly uniform — a median of 29,440 square feet, with the largest reaching only 29,600. 40% of buildings date from the 1945-1975 boom, the highest such share recorded in this batch, and 0% have gone up since 2000.
What actually stands in this district
The handful of lots carrying this designation sit at nearly a single scale: a median of 29,440 square feet, with the largest recorded parcel reaching only 29,600 square feet — almost no spread at all. That uniformity matters here because there are only 5 tax lots citywide, so every percentage below is a count from a small, specific set rather than a citywide pattern. What stands on that uniform ground is distinctly industrial: warehouses account for 60% of recorded building classes, with two-family homes and garages each recorded at 20%, and industrial and manufacturing use covers 60% of the land-use file, with one- and two-family use and transportation-and-utility use recorded at 20% each.
The recorded construction era stands out within this comparison set: 40% of the stock falls inside the 1945-1975 postwar boom, the highest such share among the designations profiled in this batch, against a median construction year of 1930 and 60% of buildings predating 1940. None of the recorded stock, 0%, has gone up since 2000 — on a designation this small, a single postwar building on record is enough to swing the share this high.
Height stays low across the set, a median of 1 story, with 0% of buildings recorded above 6 floors. All 5 lots, 100%, record floor area below their allowance, with a median residual of 2.1 FAR — broad headroom on a small, uniformly scaled set of parcels. Whatever this designation actually allows is a question for the rules tables above, citations included; what's recorded here is only what has been built on its 5 lots.
20% of these lots are recorded as residential, and the file counts 7 homes on them — a small residential footprint on a designation built mostly for industrial use. None of the 5 lots, 0%, sit inside the mapped federal flood zone or carry historic-district status on record. At this scale the real value of the file is precision rather than pattern: with so few parcels in play, each individual lot's own page tells most of the useful story, and the aggregate figures on this page are simply those per-lot pages summed together.
Bulk rules for M1-5/R6A
This code appears on the City's zoning map, but it doesn't have a standalone bulk-rules table — paired and non-standard map designations are governed at the individual-lot level. Run a lookup on a specific address for its governing rules.
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 M1-5/R6A
- 33-51 11 Street — 29,600 sq ft lot, 0.94 built FAR, built 1972
- 33-80 12 Street — 41,550 sq ft lot, 0.95 built FAR, built 1958
- 33-33 11 Street — 29,440 sq ft lot, 0.92 built FAR, built 1930
- 33-71 11 Street — 4,292 sq ft lot, 0.37 built FAR, built 1920
M1-5/R6A — quick questions
- How many tax lots are zoned M1-5/R6A?
- 5 tax lots citywide carry M1-5/R6A as their primary zoning designation, per NYC municipal records as of 2026-07-11.
- How large is this designation citywide?
- Very small: only 5 tax lots citywide, so the shares here describe a specific handful of parcels rather than a broad pattern.
- What is recorded on these lots?
- Mostly industrial structures: warehouses make up 60% of recorded building classes, with industrial and manufacturing use covering 60% of the land-use file.
- How old are the buildings recorded here?
- A median construction year of 1930, with 60% predating 1940. 40% falls inside the 1945-1975 boom, the highest such share in this batch, and 0% has been built since 2000.
- Do these lots record any development headroom?
- Yes, close to entirely: all 5 lots, 100%, record floor area below their allowance, with a median residual of 2.1 FAR.
Keep learning
What do the M1-5/R6A 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 2026-07-11.