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| M3-1 District - Newtown Creek |
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.
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| M1-1 District Unionport, Bronx |
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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. |
