M2-1 Zoning District — New York City
M2-1 is a medium-density Medium Manufacturing District (Medium Performance) (NYC Zoning Resolution § 11-122) in New York City.
M2-1 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 2. 1,575 tax lots citywide carry M2-1 as their primary zoning designation.
Bulk rules for M2-1
| Context | Commercial FAR | Manufacturing FAR | Citation |
|---|---|---|---|
| As of right — narrow street | 2 | 2 | NYC Zoning Resolution § 43-12, § 43-25, § 43-26, § 43-43 |
| As of right — wide street | 2 | 2 | NYC Zoning Resolution § 43-12, § 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 M2-1
- 360 Furman Street128,822 sq ft lot · 5.98 built FAR · built 1928
- 16 Richman Plaza856,800 sq ft lot · 1.87 built FAR · built 1973
- 51 Furman Street67,494 sq ft lot · 6 built FAR · built 1938
- 90 Furman Street92,544 sq ft lot · 3.75 built FAR · built 2015
- 60 Furman Street18,396 sq ft lot · 8.08 built FAR · built 2015
- 50 Bridge Park Drive9,880 sq ft lot · 24.3 built FAR · built 2017
- 29 Columbia Heights32,000 sq ft lot · 8.58 built FAR · built 1924
- 20 Avenue689,500 sq ft lot · 0 built FAR
- 160 Imlay Street61,500 sq ft lot · 2.8 built FAR · built 2021
- 100 Imlay Street49,948 sq ft lot · 4.47 built FAR · built 1913
- 46-05 56 Road807,715 sq ft lot · 0.51 built FAR · built 1966
- Atlantic Avenue9,880 sq ft lot · 13.96 built FAR · built 2017
M2-1 — quick questions
- What is the maximum commercial FAR in M2-1?
- 2, as of right — narrow street, per NYC Zoning Resolution § 43-12, § 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 M2-1 a contextual district?
- No. M2-1 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 M2-1?
- 1,575 tax lots citywide carry M2-1 as their primary zoning designation, per NYC municipal records as of 2026-10-20.
Keep learning
What do the M2-1 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.