C6-4X Zoning is a Contextual General Central Commercial Zoning district in NYC. In C6-4X you can build a variety of commercial building uses, community facilities, and residential buildings. C6-4X has a residential equivalent of R10X.
The C6-3X Zoning District is a contextual sub district of C6 Zoning and C6-4 Zoning in NYC a commercial zoning district with optional residential use. Zoning districts that end with a letter are usually contextual zoning districts. Contextual Zoning Districts are required to comply with the Quality Housing Program for residential use. Commercial Buildings in Contextual Zoning have some Quality Housing Regulation applied to them as well specifically height and setback requirements.
C6-4 Zoning Districts:
C6-4X Residential Equivalent:
C6-4X Zoning Regulations
The C6-4X Zoning District has normally commercial and residential uses. The commercial uses are usually large offices, hotels, department stores, entertainment, and large mixed use buildings. This found in a few parts of Manhattan.
C6-4X Residential Equivalent
Most Commercial Zoning districts have a Residential Equivalent. This equivalent is the Residential Zoning you would comply with when developing a residential building or mixed use building. The residential equivalent for C6-4X is R10X Zoning.
Mixed Use Building C6-4X
You can develop a mixed use building with commercial and residential zoning. In this case you would apply the requirements of C6-4X and R10X in designing a mixed use building.
C6-4X Zoning Specifications
C6-4X Commercial Floor Area Ratio (FAR):
Floor Area Ratio determines the floor area that can be built on the property.
FAR = 10
The FAR is for Commercial Floor Area, residential use usually differs from Commercial.
C6-4X Community Facility Floor area Ratio
FAR = 10
This FAR applies to buildings with both commercial and community facility use.
Yard Requirements for Commercial Use in C6-4X
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.
20 Foot rear yard required
C6-4X Building Height and Setbacks
The building height and setbacks of commercial contextual districts are governed by the residential equivalent height and setback requirements for the Quality Housing Program.
As an architect I study zoning very closely. NYC Zoning is complicated and quite involved. In this article we reviewed some of the basic Zoning Codes with regards to commercial zoning district C6-4X. This analysis does not assume to cover every possible issue and condition, but provide a general overview of the zoning codes.
Thank You for Reading Our Blog Post on C6-4X 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 you can contact us directly.
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 15 years where he has designed renovations and new developments of various building types.