C6-3 Zoning NYC

(Last Updated On: October 28, 2018)

C6-3 Zoning is a General Central Commercial Zoning district in NYC. In C6-3 you can build a variety of commercial building uses, community facilities, and residential buildings.

 

C6-3 Zoning

The C6-3 Zoning District is a sub district of C6 Zoning in NYC. C6 is a general central zoning district with typically large buildings having retail, department stores, large offices, hotels, and residential uses. C6-3 Zoning is mapped in Manhattan, and a small part of the Bronx.

C6-3 Zoning Districts:

C6-3 Residential Equivalent:

  • R9

 

C6-3 Zoning Regulations

The New York City Zoning Resolution is complicated and quite in depth. In this article we will review some basic Zoning Codes with regards to commercial zoning district C6-3. This analysis does not assume to cover every possible issue, but provide a general overview of the zoning codes.

 

C6-3 Residential Equivalent

Most Commercial Zoning districts have a Residential Equivalent. This means you can 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 C6-3 is R9 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 C6-3 and R9 in designing the building.

 

C6-3 Zoning Specifications

C6-3 Commercial Floor Area Ratio (FAR):

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

FAR =  6

Residential FAR usually differs from Commercial.

C6-3 Community Facility Floor Area Ratio

FAR = 10

Community Facility usually gets a higher floor area ratio.

Plaza Floor Area Bonus:

Commercial Plaza Bonus

1 to 4 ratio. Plaza to building floor area bonus

In C6-3 the Plaza Bonus applies to buildings with commercial use.

You can build 4 additional square feet of building for every square foot of plaza. Plazas have specific requirements not all locations qualify.

Community Facility Plaza Bonus

1 to 6 ratio. Plaza to building floor area bonus

In C6-3 the 1 to 6 Plaza Bonus applies to buildings with community facility use, or both commercial and community facility.

You can build 6 additional square feet of building for every square foot of plaza. Plazas have specific requirements not all locations qualify.

Arcade Floor Area Bonus:

Commercial Arcade Bonus

1 to 2 ratio. Arcade to building floor area bonus

In C6-3 the Arcade Bonus applies to buildings with commercial use.

You can build 2 additional square feet of building for every square foot of arcade. Arcades have specific requirements not all locations qualify.

Community Facility Arcade Bonus

1 to 3 ratio. Arcade to building floor area bonus

In C6-3 the 1 to 3 Arcade Bonus applies to buildings with community facility use, or both commercial and community facility.

You can build 3 additional square feet of building for every square foot of Arcade. Arcades have specific requirements not all locations qualify.

Yard Requirements for Commercial Use in C6-3

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

C6-3 Height And Setback

Initial Setback Distance

20 feet on narrow street

15 on wide street

Building Height Within Initial Setback Distance = 85 feet or 6 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

C6-3 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 = 85 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

 

SLIVER LAW

You should always make sure if your property is subject to Sliver Law restrictions.

 

Thank You for reading our Blog Post on C6-3 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 or want help with a zoning analysis please feel free to contact Fontan Architecture directly. We will be happy to help.

 

New York Architects, Jorge Fontan

Author Jorge Fontan AIA

This post was written by Jorge Fontan, a Registered Architect and owner of Fontan Architecture.

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