Today's manufacturing uses and the manufacturing zoning districts in which they are located encompass far more than factories engaged in the manufacture of goods. The range of industrial and manufacturing activities important to New York City's economy is enormous—from knitting mills, catering suppliers, lighting fabricators, and warehouse and distribution centers to film production studios, ferry and ship terminals, and essential municipal facilities like sewage treatment plants, train yards and sanitation garages.¹ In addition to these traditional and emerging industrial uses, manufacturing districts permit many commercial uses and, with some limitations, certain community facility uses.

Industrial uses are permitted in the three Manufacturing Districts —M1, M2 and M3—according to the characteristics of their operations. Each of the three districts incorporates performance standards limiting the amount and type of industrial nuisances permitted. Light manufacturing uses ( Use Group 17) are permitted in all manufacturing districts. In general, the more potentially noxious uses (Use Group18) are limited to M3 districts, but may also locate in M1 and M2 districts if they comply with the higher performance standards of those districts. All industrial uses must also comply with applicable city, state and federal environmental regulations.

With some exceptions, commercial uses, including business, professional and government offices, are permitted in manufacturing districts. Certain large retail uses are permitted in M1 districts only by special permit of the City Planning Commission. Many retail uses, as well as hotels and motels, are prohibited in M2 and M3 districts. Community facilities are excluded entirely from M2 and M3 districts and restricted to certain uses in M1 districts.

M1-1 District             Unionport, Bronx

The 1961 Zoning Resolution separated industrial and residential areas to insulate residential communities from industrial traffic and other irritants, and to shield industry from nuisance-generated complaints. No new residences were permitted in manufacturing districts, although many existing residences remained as non-conforming uses because of historic land use patterns. Since then, some of the city's older industrial areas have become increasingly mixed in character as obsolete industrial buildings are converted to residential use.

Today, in recognition of this trend, new residential development and conversions are permitted in selected M1 districts designated as Special Mixed Use Districts and in M1-D districts, which have a significant number of existing residences. Residential conversions are also permitted, with certain restrictions, in some Manhattan loft districts, such as northern Tribeca. New residences are prohibited in all M2 and M3 districts.

The floor area ratio (FAR) is the primary instrument for controlling building size in manufacturing districts. (In some instances, high parking requirements also control building size.) Four different floor area ratios (1.0, 2.0, 5.0 and 10.0) regulate the intensity of land use in the city's manufacturing districts. Height and setback regulations for manufacturing districts are similar to those for residence and commercial districts. Yard regulations, which are the same for all manufacturing districts, are designed to provide open space—primarily at the boundaries of residence districts. As a further protection for adjacent residential areas, special regulations apply to industries located on district boundaries. These include requirements for adequate enclosure and screening of industrial activities and limitations on the location of business entrances, display windows and signs.

For more information, view a summary table of zoning data for manufacturing districts.

¹ Industrial and transportation/utility uses occupy about 12% of the city's lot area.