C6-4 Zoning in NYC
C6-4 is a general central commercial zoning district in New York City. It allows R10 as its residential equivalent, with a residential FAR of 10.0 and buildings 185 to 215 ft tall by street width. 873 tax lots carry the C6-4 designation, 65% of them in Manhattan.
C6-4 zoning rules at a glance
| Rule | Value | Note |
|---|---|---|
| Residential equivalent | R10 | A mapped commercial district takes its apartment bulk from this district (ZR 34-112). |
| Residential FAR (R10 equivalent) | 10.0 | ZR 23-22, after City of Yes (Dec 2024). |
| Commercial FAR | 10.0 | ZR 33-122. |
| Base height, narrow street (R10 equivalent) | 60 to 125 ft | Minimum to maximum street wall (ZR 23-432). |
| Base height, wide street (R10 equivalent) | 60 to 155 ft | Within 100 ft of a wide street. |
| Max height, narrow street (R10 equivalent) | 185 ft | |
| Max height, wide street (R10 equivalent) | 215 ft | |
| Max height with UAP (R10 equivalent) | 235 ft | Base up to 155 ft. |
| Max height, eligible site (R10 equivalent) | 355 ft | Eligible sites only (ZR 23-434). |
C6-4 is a commercial district; its apartment rules follow R10, so those rows are labeled as an equivalent.
C6-4 lots in the data
Where C6-4 lots are
Browse by area in the neighborhood index.
C6-4 zoning questions
What is the maximum FAR in C6-4?
Residential FAR in C6-4 (the FAR of its residential equivalent, R10) is 10.0 (ZR 23-21). Floor area on a lot is that ratio times the lot area.
How tall can a building be in C6-4?
R10 allows 185 feet on narrow streets and 215 feet within 100 feet of a wide street, with a base of 60 to 125 ft (ZR 23-432). The affordable-housing bonus raises the cap to 235 feet narrow and 235 feet wide.
How built-out are C6-4 lots?
The average C6-4 lot is built to 7.71 FAR against an average maximum residential FAR of 10 in MapPLUTO 26v2, so about 23% of allowed floor area is unused on the average lot. Lots vary; open any one on the map.
Does City of Yes affect C6-4 lots?
873 of 873 C6-4 lots (100%) flag as touched by at least one City of Yes for Housing Opportunity program in NYRezone's screening. Eligibility is lot by lot; verify each one.
Look up any C6-4 lot
The NYRezone NYC zoning map shows zoning, buildable area and unused floor area for every parcel. No login.
Related C6 districts
Sources & freshness
Data: NYC MapPLUTO 26v2 (checked Sept. 28, 2026); compiled by NYRezone. Parcel counts and built-versus-allowed FAR come from that release. Rule values come from the NYC Zoning Resolution as amended by City of Yes for Housing Opportunity (Dec 2024). This is orientation, not legal advice: confirm a lot with the Department of City Planning before you act on it.