NYC regulates property development through different zoning districts, organized into three primary categories: Commercial (C), Manufacturing (M), and Residential (R). These designations establish “use and bulk” rules that define a building’s permitted functions and physical size. C5-3 Zoning is one example of a commercial zoning district in NYC.
C5-3 Zoning is a commercial zoning district in NYC typically dense areas. In these commercial districts, you can build a variety of commercial uses, community facilities, and residential buildings. These zones allow for commercial and residential use, often with mixed-use buildings. You can find C5-3 zones in Manhattan and Queens.
I am Jorge Fontan, an architect in New York and owner of Vinculum Architecture, a Manhattan-based architecture firm. At Vinculum, we work on a variety of project types, from property and zoning analysis to complete building designs for new developments. In this article, I will review some of the basics of the New York City Zoning District C5-3.
C5-3 Zoning
In the C5-3 commercial zoning district, you can develop properties with commercial, community facility, and residential uses “as-of-right” (meaning no special permits are typically needed, provided you follow all zoning rules). These districts have a residential equivalent, in which the residential district dictates the overall residential bulk and height. The commercial district regulates commercial use. The City of Yes significantly modified the rules under the New York City Zoning for Housing Opportunity amendment. This article reflects those modifications.
C5 Commercial Zoning Districts
Below is a list of C5 commercial districts (excluding commercial overlay districts):
C5-3 Residential Equivalent
- R10
C5-3 Residential Equivalent
Most commercial zoning districts in New York City have a Residential Equivalent. In these districts, you can develop a building with commercial, community facility, or residential use. You can also build a mixed-use building with a combination of uses.
The Residential Equivalent to C5-3 Zoning is R10. For a commercial building or portion of a building, you would follow the commercial regulations. For a residential or mixed-use building, you would follow the residential equivalent rules for the residential portion of the building.
We have another article you can read to learn more about R10 Zoning in NYC.
C5-3 Zoning & Community Facility Use
The C5-3 Zoning District primarily has commercial uses (in addition to residential). You can also develop community facility uses as-of-right in these districts.
Key considerations for the development of a Community Facility in a C5-3 zone include:
- Different Regulations: When you develop a site with community facility use, the specific bulk regulations (including Floor Area Ratio and height limits) may differ from those for other allowed buildings.
- Mixed-Use Options: Developers may also construct a mixed-use building that combines both residential and community facility components.
C5-3 Commercial Zoning Regulation Basics
Floor Area Ratio (FAR):
- Commercial FAR = 15
Yards:
- Commercial Rear Yard = 20 ft minimum
Height and Setback for commercial Bulk:
- Front Wall Height: 85 ft Max or 6 stories
- Sky Exposure Plane: 85 Ft above street line
- Sky Exposure Pitch (narrow street): 2.7 to 1
- Sky Exposure Pitch (wide street): 5.6 to 1
- Setback on Wide street = 15 ft
- Setback on Narrow street = 20 ft
Mixed Use Buildings
In a mixed-use building within a commercial district, the commercial and residential portions each have separate Floor Area Ratios (FARs). These ratios dictate the maximum allowed floor area for each specific use, and the highest FAR determines the total building’s maximum FAR.
Total Building FAR: The highest applicable FAR will determine the maximum floor area for the entire building. You do not add the commercial and residential FARs together in a mixed-use building.
Parking in C5-3
The new City of Yes for Housing Opportunity zoning changes have now drastically reduced parking requirements in New York City.
C5-3 Zoning
New York City zoning is complicated and has many special circumstances. This post is intended to provide a brief general overview of C5-3 zoning. This article is not a substitute for the New York City Zoning Resolution.
If you are considering a development project, contact us at Vinculum Architecture for a consultation. We can help you determine the feasibility of your project, provide complete design services, and guide you through the intricate process of obtaining city approvals to bring your vision to life. Succeeding in the NYC real estate market requires a strategic approach to the city’s complex regulatory environment. We offer both vision and expert architectural services.
Thank You for Reading Our Article on C5-3 Zoning In New York City
I hope this was helpful. If you would like to speak with an architect about a potential project, please get in touch with us directly at Vinculum Architecture.
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This post was written by Jorge Fontan AIA a Registered Architect and owner of New York City based architecture firm Vinculum Architecture. Jorge Fontan has earned 3 degrees in the study of architecture including two degrees from the City University of New York and a Masters Degree in Advanced Architectural Design from Columbia University. Jorge has a background in construction and has been practicing architecture for 20 years where he has designed renovations and new developments of various building types.
