C6-7T Zoning District — New York City
C6-7T is a contextual, high-density Restricted Central Commercial District (NYC Zoning Resolution § 11-122) in New York City.
C6-7T is a contextual, 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 14. 56 tax lots citywide carry C6-7T as their primary zoning designation.
Lots carrying this designation run small at the median — 4,350 square feet, on roughly 56 tax lots — but the 90th percentile reaches 38,700 square feet, describing a fabric of mostly modest parcels alongside a few very large ones. Against that small median, 63% of lots record floor area below their allowance, with a median gap of 5.7. Buildings run low, at a median of 5 stories with 42% above 6 floors.
What actually stands in this district
The lot fabric for this designation is uneven in a way few others in this set match: a median of 4,350 square feet against a 90th percentile of 38,700 square feet, spread across roughly 56 tax lots. Most of these parcels are modest; a smaller number run far larger, pulling the upper end of the distribution well beyond the typical lot and describing two rather different kinds of parcel under one designation.
Recorded development headroom is broad: 63% of lots show floor area below their allowance, with a median residual of 5.7 — one of the wider recorded gaps in this set. That pairing of small typical lots and a substantial recorded gap describes older, lower construction sitting on ground a current allowance would let carry more; the rules tables above carry the specific figures with citations for any given parcel.
The stock is prewar-leaning: 69% of recorded buildings predate 1940, with a median construction year of 1925. The 1945-to-1975 boom contributed just 4% of the stock, while 13% has been built since 2000 — a modest but real share of recent construction layered onto a mostly older base. The largest recorded building class holds 43% of the stock, with office buildings and condominiums each recorded at 16%.
Buildings run low, at a median height of 5 stories, with 42% of the recorded stock above 6 floors — a lower profile than the recorded development gap alone might suggest. Residential use covers 33% of these lots, with 1,115 units on record. None of the 56 lots, 0%, fall inside the mapped federal flood zone on the current map, a map reading rather than a claim about water on the ground.
The two threads in this file — an uneven lot fabric running from modest to very large, and a wide recorded development gap on a prewar-leaning stock — describe a designation where a small number of larger parcels likely carry a disproportionate share of the recorded headroom. That is a records-level pattern, not a projection of what will happen next; each lot's own page carries its specific figures, and the rules tables above carry the governing allowances with citations. Read against the other designations in this set, the gap here between the median lot and the 90th-percentile lot is among the widest recorded, which is worth keeping in mind when comparing any single parcel to the citywide figures above rather than assuming a typical lot looks exactly like the median.
Bulk rules for C6-7T
| Context | Residential FAR | Commercial FAR | Community facility FAR | Citation |
|---|---|---|---|---|
| As of right — narrow streetC6-7T — Special Midtown District designation (59 MapPLUTO zonedist occurrences (56 primary), Theater Subdistrict Core, W 43rd St/Broadway area; spdist1 = MiD). § 81-021 (Last Amended 10/7/2021, raw live HTML 2026-06-12) maps Midtown district C6-7T → underlying C6-7, 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), C6-7T column = 14.0 for non-residential or mixed buildings — LOWER than underlying C6-7's 15.0 (§ 33-122). Residential FAR: § 81-241 — underlying regs apply, C6-7's residential 10.0 inherited unchanged. C6-7T lots sit in the Theater Subdistrict (§§ 81-70 ff.): theater-rights transfers (§ 81-744) and listed-theater bonuses (§ 81-745) can raise total FAR above the basic 14.0 per the § 81-211 allowance rows — discretionary mechanisms, not as-of-right base bulk. Yards/height/setback inherited per § 81-021; within Midtown, height/setback are further governed by §§ 81-25 to 81-27 and §§ 81-75x (Theater Subdistrict street wall). | 10 | 14 | 14 | NYC Zoning Resolution § 81-021 (C6-7T underlying district = C6-7); § 81-211 (basic max FAR 14.0, 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 streetC6-7T wide-street context — see the narrow-street row for the full § 81-021 / § 81-211 basis (basic FAR 14.0 is LOWER than underlying C6-7's 15.0). | 10 | 14 | 14 | NYC Zoning Resolution § 81-021 (C6-7T underlying district = C6-7); § 81-211 (basic max FAR 14.0, 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 C6-7T
- 1535 Broadway — 74,287 sq ft lot, 26.54 built FAR, built 1995
- 1515 Broadway — 65,764 sq ft lot, 26.18 built FAR, built 1970
- 1568a Broadway — 21,758 sq ft lot, 22.92 built FAR, built 1989
- 1585 Broadway — 50,657 sq ft lot, 20.3 built FAR, built 1987
- 1538 Broadway — 38,700 sq ft lot, 23.77 built FAR, built 1989
- 745 7 Avenue — 62,459 sq ft lot, 16.33 built FAR, built 1999
- 1514 Broadway — 44,475 sq ft lot, 2.68 built FAR, built 1938
- 1500 Broadway — 25,570 sq ft lot, 19.28 built FAR, built 1972
- 750 7 Avenue — 22,015 sq ft lot, 25.49 built FAR, built 1988
- 1601 Broadway — 35,275 sq ft lot, 23.9 built FAR, built 1987
- 1493 Broadway — 41,586 sq ft lot, 16.51 built FAR, built 1927
- 1567 Broadway — 11,293 sq ft lot, 30.56 built FAR, built 2000
C6-7T — quick questions
- What is the maximum residential FAR in C6-7T?
- 10, as of right — narrow street, per NYC Zoning Resolution § 81-021 (C6-7T underlying district = C6-7); § 81-211 (basic max FAR 14.0, 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 C6-7T?
- 14, as of right — narrow street, per NYC Zoning Resolution § 81-021 (C6-7T underlying district = C6-7); § 81-211 (basic max FAR 14.0, 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 C6-7T a contextual district?
- Yes. C6-7T is a contextual district — its bulk rules pair floor-area ceilings with prescribed base and maximum building heights intended to mirror existing neighborhood form.
- How big are the lots in this district?
- Uneven: a median of 4,350 square feet against a 90th percentile of 38,700 — mostly modest parcels with a few much larger ones mixed in.
- Is there recorded headroom to build on lots zoned this way?
- Yes: 63% of lots show floor area below their allowance, with a median gap of 5.7.
- How old is the building stock here?
- Prewar-leaning at 69%, with a median construction year of 1925; the 1945-to-1975 boom contributed just 4%.
- Do these lots sit in a flood zone?
- On the current map, 0% of the roughly 56 lots carrying this designation fall inside the mapped Special Flood Hazard Area.
Keep learning
What do the C6-7T 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 2026-07-11.