What is the maximum residential FAR in C6-6.5?

10, as of right — narrow street, per NYC Zoning Resolution § 81-021 (C6-6.5 underlying district = C6-6); § 81-211 (basic max FAR 12.0, non-residential/mixed); § 81-241 (residential: underlying regs apply); § 33-122; § 33-123; § 33-25; § 33-26; § 33-43; § 33-432; § 33-451; § 34-112. 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 C6-6.5?

12, as of right — narrow street, per NYC Zoning Resolution § 81-021 (C6-6.5 underlying district = C6-6); § 81-211 (basic max FAR 12.0, non-residential/mixed); § 81-241 (residential: underlying regs apply); § 33-122; § 33-123; § 33-25; § 33-26; § 33-43; § 33-432; § 33-451; § 34-112. Site-specific overlays, special districts, and waterfront rules can modify it — run a full lookup for a specific lot.

Is C6-6.5 a contextual district?

No. C6-6.5 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 lots carry this designation?

Just 23 tax lots citywide — one of the smallest footprints in this set, so its figures describe a small, specific sample.

How old are the buildings in this district?

The most recently built of any designation in this set on a median basis: a median construction year of 1961, with only 45% predating 1940.

How tall are the buildings here?

Tall: a median of 23 stories, with 77% of recorded buildings above 6 floors — the tallest median in this set.

Do these lots sit in a flood zone?

None on record: 0% of the 23 lots carrying this designation fall inside the mapped Special Flood Hazard Area, per the current map.

C6-6.5 Zoning District — New York City

C6-6.5 is a high-density Restricted Central Commercial District (NYC Zoning Resolution § 11-122) in New York City.

C6-6.5 is a high-density Restricted Central Commercial District (NYC Zoning Resolution § 11-122) in New York City. 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 12. 23 tax lots citywide carry C6-6.5 as their primary zoning designation.

This is one of the smallest designations in this set, mapped across just 23 tax lots, and its stock is also the most postwar: a median construction year of 1961 and only 45% of buildings predating 1940 — the lowest prewar share here. What stands is tall, at a median of 23 stories with 77% of buildings rising above 6 floors, on lots running to a median of 16,318 square feet and a 90th percentile of 80,333.

What actually stands in this district

This designation covers only 23 tax lots citywide in the records — among the smallest footprints profiled on these pages — so every figure below describes a genuinely small, specific sample rather than a broad citywide pattern. What sits on those 23 lots is also the most modern stock in this set: a median construction year of 1961, squarely inside the 1945-to-1975 building boom, and just 45% of recorded buildings predate 1940 — the lowest prewar share recorded anywhere in this batch.

Buildings here reach a median of 23 stories, the tallest median in this set, with 77% of the recorded stock rising above 6 floors. Lots run large to match: a median of 16,318 square feet, with a 90th percentile of 80,333 — the widest recorded lot spread in this batch, describing a handful of large-footprint towers rather than a uniform block pattern spread over many small parcels.

Beyond its 1961 median, the age record shows 23% of buildings from the 1945-to-1975 boom itself, and just 5% built since 2000 — construction here has slowed since its postwar peak rather than continued into recent decades. Office buildings lead the recorded building classes at 26%, with condominiums at 22% and elevator apartment buildings at 17%, a mix that matches the tall, tower-scale lot fabric described above.

Residential use covers 43% of these lots, with 1,365 units recorded on them. On development capacity, 39% of lots show floor area below their allowance, but the median residual is 0 — no meaningful recorded gap on a typical lot here, consistent with a stock already built to tower scale. None of the 23 lots, 0%, fall inside the mapped federal flood zone on the current map, which describes the map's current boundary rather than a flood history for these parcels.

Every figure here should be read against the designation's small size: 23 tax lots is a specific, countable set rather than a broad citywide sample, and a single large parcel can move a share meaningfully more than it would in a designation covering hundreds of lots. Within that caveat, the file describes a modern, tall, large-lot stock built mostly during or after the postwar boom, with little recorded headroom left and no recorded flood exposure on the current map. The rules tables above carry the governing figures for any of these 23 lots individually, each with its own citation, rather than one blended figure for the designation as a whole.

Bulk rules for C6-6.5

Context	Residential FAR	Commercial FAR	Community facility FAR	Citation
As of right — narrow streetC6-6.5 — Special Midtown District designation (35 MapPLUTO lots; spdist1 = MiD). § 81-021 (Last Amended 10/7/2021, raw live HTML 2026-06-12) maps Midtown district C6-6.5 → underlying C6-6, whose HTML-verified rows are cloned at build time. Express FAR modification: § 81-211(a)-(b) table row 'A. Basic Maximum FAR' (Last Amended 8/14/2025), column 'C5-2.5 C6-4.5 C6-5.5 C6-6.5' = 12.0 for non-residential or mixed buildings — note this is LOWER than underlying C6-6's 15.0 (§ 33-122): the .5 designation caps basic FAR below its parent here. Residential FAR: § 81-241 — underlying regs apply, C6-6's residential 10.0 inherited unchanged. Yards/height/setback inherited per § 81-021; within Midtown, height/setback are further governed by §§ 81-25 to 81-27 (daylight rules).	10	12	12	NYC Zoning Resolution § 81-021 (C6-6.5 underlying district = C6-6); § 81-211 (basic max FAR 12.0, non-residential/mixed); § 81-241 (residential: underlying regs apply); § 33-122; § 33-123; § 33-25; § 33-26; § 33-43; § 33-432; § 33-451; § 34-112
As of right — wide streetC6-6.5 wide-street context — see the narrow-street row for the full § 81-021 / § 81-211 basis (basic FAR 12.0 is LOWER than underlying C6-6's 15.0).	10	12	12	NYC Zoning Resolution § 81-021 (C6-6.5 underlying district = C6-6); § 81-211 (basic max FAR 12.0, non-residential/mixed); § 81-241 (residential: underlying regs apply); § 33-122; § 33-123; § 33-25; § 33-26; § 33-43; § 33-432; § 33-451; § 34-112

Values from the NYC Zoning Resolution, verified 2026-06-12; 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 C6-6.5

1271 Avenue of the Amer — 82,340 sq ft lot, 23.84 built FAR, built 1961
1345 Avenue of the Amer — 90,375 sq ft lot, 21.38 built FAR, built 1968
787 7 Avenue — 80,333 sq ft lot, 20.33 built FAR, built 1985
1335 Avenue of the Amer — 91,633 sq ft lot, 15.73 built FAR, built 1963
135 West 50 Street — 48,200 sq ft lot, 17.96 built FAR, built 1963
127 West 55 Street — 29,221 sq ft lot, 18.48 built FAR, built 1988
141 West 53 Street — 35,799 sq ft lot, 21.04 built FAR, built 1988
150 West 56 Street — 24,237 sq ft lot, 28.83 built FAR, built 1987
146 West 57 Street — 18,577 sq ft lot, 28.62 built FAR, built 1986
111 West 56th Street — 22,092 sq ft lot, 24.01 built FAR, built 1939
135 West 52 Street — 16,318 sq ft lot, 13.6 built FAR, built 1987
220 West 41 Street — 8,295 sq ft lot, 17.04 built FAR, built 2013

Browse all 23 lots zoned C6-6.5 →

C6-6.5 — quick questions

What is the maximum residential FAR in C6-6.5?: 10, as of right — narrow street, per NYC Zoning Resolution § 81-021 (C6-6.5 underlying district = C6-6); § 81-211 (basic max FAR 12.0, non-residential/mixed); § 81-241 (residential: underlying regs apply); § 33-122; § 33-123; § 33-25; § 33-26; § 33-43; § 33-432; § 33-451; § 34-112. 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 C6-6.5?: 12, as of right — narrow street, per NYC Zoning Resolution § 81-021 (C6-6.5 underlying district = C6-6); § 81-211 (basic max FAR 12.0, non-residential/mixed); § 81-241 (residential: underlying regs apply); § 33-122; § 33-123; § 33-25; § 33-26; § 33-43; § 33-432; § 33-451; § 34-112. Site-specific overlays, special districts, and waterfront rules can modify it — run a full lookup for a specific lot.
Is C6-6.5 a contextual district?: No. C6-6.5 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 lots carry this designation?: Just 23 tax lots citywide — one of the smallest footprints in this set, so its figures describe a small, specific sample.
How old are the buildings in this district?: The most recently built of any designation in this set on a median basis: a median construction year of 1961, with only 45% predating 1940.
How tall are the buildings here?: Tall: a median of 23 stories, with 77% of recorded buildings above 6 floors — the tallest median in this set.
Do these lots sit in a flood zone?: None on record: 0% of the 23 lots carrying this designation fall inside the mapped Special Flood Hazard Area, per the current map.

Keep learning

What do the C6-6.5 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.

Run a free lookup See plans

District data: NYC municipal records (Department of City Planning) and the NYC Zoning Resolution. See our sources and methodology. Parcel data as of 2026-07-11.