M2-3 Zoning District — New York City
M2-3 is a medium-density Medium Manufacturing District (Medium Performance) (NYC Zoning Resolution § 11-122) in New York City.
M2-3 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 2. 71 tax lots citywide carry M2-3 as their primary zoning designation.
Bulk rules for M2-3
| 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 M2-3
- 651 West 33 Street158,000 sq ft lot · 0 built FAR
- 230 Huntington Street49,900 sq ft lot · 2 built FAR · built 2023
- 605 West 55 Street10,800 sq ft lot · 2.15 built FAR · built 1927
- 500 East 30 Street63,350 sq ft lot · 0.25 built FAR · built 1982
- 614 West 56 Street8,675 sq ft lot · 4.45 built FAR · built 1927
- 610 West 56 Street6,450 sq ft lot · 1.9 built FAR · built 1927
- Marginal Street319,775 sq ft lot · 0 built FAR
- Pier 48299,125 sq ft lot · 0 built FAR
- 12 Avenue43,954 sq ft lot · 0 built FAR
- Pier 50278,925 sq ft lot · 0 built FAR
- 331 12 Avenue197,075 sq ft lot · 0 built FAR
- 12 Avenue176,650 sq ft lot · 0 built FAR
M2-3 — quick questions
- What is the maximum commercial FAR in M2-3?
- 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 M2-3 a contextual district?
- No. M2-3 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 M2-3?
- 71 tax lots citywide carry M2-3 as their primary zoning designation, per NYC municipal records as of 2026-10-20.
Keep learning
What do the M2-3 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.