C4-2 Zoning NYC

C4-2 Zoning NYC

(Last Updated On: February 1, 2019)

C4-2 Zoning is a General Commercial Zoning district in NYC. In C4-2 you can build a variety of commercial building uses, community facilities, and residential buildings.


C4-2 Zoning

C4-2 Zoning Districts:

C4-2 Residential Equivalent:

  • R6


C4-2 Zoning Regulations

The C4-2 Zoning district is a General Commercial Zoning District with residential and commercial uses. These are mapped in The Bronx, Brooklyn, Queens, and Staten Island. C4-2 has a wide range of commercial uses.


C4-2 Residential Equivalent

Most Commercial Zoning districts have a Residential Equivalent. This means you are allowed to develop a residential building within the commercial zoning district. You follow the residential equivalent zoning requirements in the case of a residential development. The residential equivalent for C4-2 is R6 Zoning.


Mixed Use Building

You can develop a mixed use building with commercial and residential zoning. In this case you would apply the requirements of C4-2 and R6 in designing the building.


C4-2 Zoning Specifications

C4-2 Commercial Floor Area Ratio (FAR):

Floor Area Ratio determines the floor area that can be built on the property.

FAR =  3.4

The FAR is for Commercial Floor Area.

C4-2 Community Facility Floor area Ratio

FAR =  4.8

Yard Requirements for Commercial Use in C4-2

Side Yards

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.

Rear Yard

20 Foot rear yard required

C4-2 Height And Setback

Initial Setback Distance

20 feet on narrow street

15 on wide street

Building Height Within Initial Setback Distance = 60 feet or 4 stories whichever is less

Sky Exposure Plane Vertical to Horizontal

Narrow Street Sky Exposure Plane = 2.7 to 1

Wide Street Sky Exposure Plane = 5.6 to 1

C4-2 Alternate Height And Setback

Alternate height and setback regulations can apply if you provide open space for the entire length of the front lot line.

Depth Of Optional Front Yard

15 feet on narrow street

10 on wide street

Sky Exposure Plane Height Above Street Line = 60 feet

Sky Exposure Plane Vertical to Horizontal

Narrow Street Sky Exposure Plane = 3.7 to 1

Wide Street Sky Exposure Plane = 7.6 to 1


NYC Zoning

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 C4-2. This analysis does not assume to cover every possible issue and condition, but provide a general overview. This post does not substitute the NYC Zoning Resolution.


Thank You for reading our Blog Post on C4-2 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 please feel free to contact Fontan Architecture directly. We will be happy to help.



  • Kira

    August 15, 2018 11:01 pm

    I was surprised to find this analysis. It was so helpful!

  • John Reed

    April 30, 2019 11:29 am


    If our lot is zoned for C4-2 and we wanted to do a mixed use. For example on a 25×100 lot in Queens where we develop a 2500 sqft commercial space on the first floor and 2500 sqft in the basement and then on floors 2-4 will be built 4500 sqft. Will the 4500 sqft used to calculate the DU factor of how many units I can have or do I see use the total buildable of 5500 (FAR of 2.2 since it is a narrow st) or can i technically fit 8 apts within 4500 since the total buildable is 5500 even though I am not using the full 5500?

    I am a real estate agent trying to price out a development opportunity and always find your website blog very helpful.

    Thank you.

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