M2-4 Zoning District — New York City
M2-4 is a medium-density Medium Manufacturing District (Medium Performance) (NYC Zoning Resolution § 11-122) in New York City.
M2-4 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 5. 80 tax lots citywide carry M2-4 as their primary zoning designation.
Bulk rules for M2-4
| Context | Commercial FAR | Manufacturing FAR | Citation |
|---|---|---|---|
| As of right — narrow street | 5 | 5 | NYC Zoning Resolution § 43-12, § 43-25, § 43-26, § 43-43 |
| As of right — wide street | 5 | 5 | 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 M2-4
- 601 West 26 Street124,100 sq ft lot · 14.79 built FAR · built 1931
- 261 11 Avenue136,000 sq ft lot · 8.54 built FAR · built 1892
- 636 11 Avenue65,270 sq ft lot · 8.12 built FAR · built 1917
- 787 11th Ave45,187 sq ft lot · 8.18 built FAR · built 1929
- 571 11 Avenue130,725 sq ft lot · 5.99 built FAR · built 1962
- 620 Joe Dimaggio Highway22,150 sq ft lot · 14.5 built FAR · built 2024
- 619 West 54 Street30,125 sq ft lot · 10.63 built FAR · built 1900
- 353 Spring Street85,450 sq ft lot · 5.04 built FAR · built 2011
- 660 Joe Dimaggio Highway80,293 sq ft lot · 2.94 built FAR · built 2001
- 653 11 Avenue10,042 sq ft lot · 15.27 built FAR · built 1929
- 711 11 Avenue22,595 sq ft lot · 5.22 built FAR · built 1930
- 319 Spring Street151,425 sq ft lot · 3.17 built FAR · built 1949
M2-4 — quick questions
- What is the maximum commercial FAR in M2-4?
- 5, 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 M2-4 a contextual district?
- No. M2-4 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 M2-4?
- 80 tax lots citywide carry M2-4 as their primary zoning designation, per NYC municipal records as of 2026-10-20.
Keep learning
What do the M2-4 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.