C4-2F Zoning NYC

by | Last updated Jul 12, 2020 | NYC Zoning

C4-2F Zoning is a General Commercial Zoning district in NYC. In C4-2F you can build a variety of commercial building uses, community facilities, and residential buildings. C4-2F has a Residential Equivalent Zoning of R8.

C4-2 Zoning Districts:

C4-2F Residential Equivalent:

  • R8


C4-2F Zoning Regulations

The C4-2F is a General Commercial Zoning District with residential and commercial uses. This is mapped in a small area of the Upper West Side of Manhattan. C4-2F has a wide range of commercial uses.


C4-2F Residential Equivalent

Most Commercial Zoning districts have a Residential Equivalent. This means you are allowed to develop a residential building within the commercial zoning district. You follow the residential equivalent zoning requirements in the case of a residential development. The residential equivalent for C4-2F is R8 Zoning.


Mixed Use Building

You can develop a mixed use building with commercial and residential zoning. In this case you would apply the requirements of C4-2F and R8 in designing the building.


C4-2F Zoning Specifications

C4-2 Commercial Floor Area Ratio (FAR):

Floor Area Ratio determines the floor area that can be built on the property.

FAR =  3.4

The FAR is for Commercial Floor Area.

C4-2 Community Facility Floor area Ratio

FAR =  6.5

Yard Requirements for Commercial Use in C4-2F

Side Yards

Side Yards are not required, but if side yards are provided they must comply with the following:

At minimum 8 feet in width or

At minimum 5 feet in width with an average width of 8 feet.

Some special circumstances will require side yards.

Rear Yard

20 Foot rear yard required

C4-2F Height And Setback

Initial Setback Distance

20 feet on narrow street

15 on wide street

Building Height Within Initial Setback Distance = 60 feet or 4 stories whichever is less

Sky Exposure Plane Vertical to Horizontal

Narrow Street Sky Exposure Plane = 2.7 to 1

Wide Street Sky Exposure Plane = 5.6 to 1

C4-2F Alternate Height And Setback

Alternate height and setback regulations can apply if you provide open space for the entire length of the front lot line.

Depth Of Optional Front Yard

15 feet on narrow street

10 on wide street

Sky Exposure Plane Height Above Street Line = 60 feet

Sky Exposure Plane Vertical to Horizontal

Narrow Street Sky Exposure Plane = 3.7 to 1

Wide Street Sky Exposure Plane = 7.6 to 1


New York City Zoning

The New York City Zoning Resolution is complicated and quite in depth. In this article we will review some basic Zoning Codes with regards to commercial zoning district C4-2F.


Thank You for reading our Blog Post on C4-2F Zoning in NYC.

I hope this was helpful. You can leave questions or comments below. If you want to discuss a specific project with an architect please feel free to contact us directly.


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Jorge Fontan

Jorge Fontan

This post was written by Jorge Fontan AIA a Registered Architect and owner of New York City architecture firm Fontan Architecture. Jorge Fontan has earned 3 degrees in the study of architecture including two degrees from the City University of New York and a Masters Degree in Advanced Architectural Design from Columbia University. Jorge has a background in construction and has been practicing architecture for 20 years where he has designed renovations and new developments of various building types.