C6-4M Zoning District — New York City
C6-4M is a contextual, high-density General Central Commercial District (NYC Zoning Resolution § 11-122) in New York City.
C6-4M at a glance
It allows commercial uses, and generally also housing under the rules of a residential-equivalent district. Under the as of right — narrow street rules, the maximum residential FAR is 10 and the maximum commercial FAR is 10. 172 tax lots citywide carry C6-4M as their primary zoning designation.
Bulk rules for C6-4M
| Context | Residential FAR | Commercial FAR | Community facility FAR | Citation |
|---|---|---|---|---|
| As of right — narrow street | 10 | 10 | 10 | NYC Zoning Resolution § 33-122 (C6-4M bulk = C6-4 per § 11-25); § 33-123; § 33-25; § 33-26; § 33-43; § 33-432; § 33-451; § 34-112; § 11-12 |
| As of right — wide street | 10 | 10 | 10 | NYC Zoning Resolution § 33-122 (C6-4M bulk = C6-4 per § 11-25); § 33-123; § 33-25; § 33-26; § 33-43; § 33-432; § 33-451; § 34-112; § 11-12 |
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 commercial districts
Commercial districts allow retail, office, and service uses, and most also allow housing under the rules of a residential-equivalent district. Commercial bulk is governed by § 33- 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 C6-4M
- 40 West 23 Street55,960 sq ft lot · 7.85 built FAR · built 1911
- 114 5 Avenue16,144 sq ft lot · 21.78 built FAR · built 1909
- 56 West 23 Street46,676 sq ft lot · 11.3 built FAR · built 2000
- 5 East 22 Street28,028 sq ft lot · 12.95 built FAR · built 1985
- 79 5 Avenue16,825 sq ft lot · 16.2 built FAR · built 1906
- 225 West 34 Street22,614 sq ft lot · 20.4 built FAR · built 1924
- 320 West 38 Street49,375 sq ft lot · 14.55 built FAR · built 2007
- 148 5 Avenue19,169 sq ft lot · 9.78 built FAR · built 1890
- 100 5 Avenue16,085 sq ft lot · 15.58 built FAR · built 1906
- 109 5 Avenue19,600 sq ft lot · 10.95 built FAR · built 1895
- 338 West 36 Street12,344 sq ft lot · 15.96 built FAR · built 2016
- 37 West 22 Street19,751 sq ft lot · 14.43 built FAR · built 1906
C6-4M — quick questions
- What is the maximum residential FAR in C6-4M?
- 10, as of right — narrow street, per NYC Zoning Resolution § 33-122 (C6-4M bulk = C6-4 per § 11-25); § 33-123; § 33-25; § 33-26; § 33-43; § 33-432; § 33-451; § 34-112; § 11-12. Site-specific overlays, special districts, and waterfront rules can modify it — run a full lookup for a specific lot.
- What is the maximum commercial FAR in C6-4M?
- 10, as of right — narrow street, per NYC Zoning Resolution § 33-122 (C6-4M bulk = C6-4 per § 11-25); § 33-123; § 33-25; § 33-26; § 33-43; § 33-432; § 33-451; § 34-112; § 11-12. Site-specific overlays, special districts, and waterfront rules can modify it — run a full lookup for a specific lot.
- Is C6-4M a contextual district?
- Yes. C6-4M is a contextual district — its bulk rules pair floor-area ceilings with prescribed base and maximum building heights intended to mirror existing neighborhood form.
Keep learning
What do the C6-4M 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.