C1 and C2 Commercial Overlays in NYC, Explained

The overlay sets the commercial rules, but almost everything else, from community facility FAR to housing bulk and height, comes from the Residence District it sits on.

What C1 and C2 districts are

C1 and C2 are Local Commercial Districts. The Zoning Resolution gives both the same purpose: local shopping, "a wide range of retail stores and personal service establishments which cater to frequently recurring needs," other essential local services, limited amusement and recreation, and small-scale production uses. Because they are relatively unobjectionable to nearby homes, they are widely mapped (ZR 31-11, 31-12).

Most C1 and C2 zoning is mapped as an overlay on top of a Residence District, written on the zoning map as a pair such as R6/C2-4. The numbers C1-1 to C1-5 and C2-1 to C2-5 are overlays whose bulk is "governed by surrounding Residence District." C1-6 to C1-9 and C2-6 to C2-8 are mapped on their own and carry a residential equivalent instead (ZR 33-121, 33-122, 34-112).

Overlays (C1-1 to C1-5, C2-1 to C2-5): FAR depends on the R district underneath

Source: ZR 33-121 table. On a lot with both uses, commercial floor area may not exceed the "commercial only" column (ZR 33-121(a)). In R8B within Manhattan Community District 8, a community-facility-only lot is capped at 5.10 (ZR 33-121 note). In overlays within R1 and R2, community facility FAR on a mixed commercial and community facility lot is 0.50 unless increased by special permit (ZR 33-121(b)).

• Residential floor area in an overlay follows the Residence District it is mapped in. Two exceptions: on qualifying residential sites in the Greater Transit Zone where the overlay is in R1 to R5, R5 bulk applies; and on non-qualifying residential sites where the overlay is in R1 or R2, R3-2 bulk applies (ZR 34-111).
• Commercial uses in Use Groups VI to X may occupy no more than two stories of a building in C1, C2 and C3 districts, and they cannot be above any story with dwelling units (ZR 32-421).
• A second-story commercial use in a building with homes is allowed if there is no access between the uses on residential floors and environmental rules are met. Converting dwelling units on the second story to commercial use is not allowed in buildings built before June 6, 2024, or before September 17, 1970 in C1 or C2 districts mapped in or equivalent to R9 or R10 (ZR 32-421).
• In select commercial overlays, amusement and recreation facilities cannot be on a second story that also contains dwelling units (ZR 32-421).

Standalone C1 and C2 districts

Commercial FAR: ZR 33-122 (C1-6 to C1-9 and C2-6 to C2-8 are all 2.00). Community facility FAR: ZR 33-123. Residential equivalent: ZR 34-112. * C1-7A, C1-9A and C2-8A are not listed separately in ZR 33-123, so they take the C1-7, C1-9 and C2-8 numbers under ZR 11-25. No floor area bonuses are permitted in C1-8A, C1-8X, C1-9A, C2-7A, C2-7X and C2-8A, or in C1 and C2 districts mapped within R9A, R9D, R9X, R10A, R10X or R11A (ZR 33-12).

C1 vs C2: what is different

Since June 6, 2024, uses are grouped into Use Groups I to X (ZR 11-24, 32-00). C1 and C2 share most allowances, but the tables draw some clear lines:

• Car-oriented uses: automobile and other motor vehicle dealers are permitted with conditions in C2 and not permitted in C1. Gasoline (automotive service) stations and light motor vehicle repair shops need a special permit in C2 and are not permitted in C1 (ZR 32-161).
• Retail lumber yards are allowed in C2 with a size limit and not in C1 (ZR 32-161).
• Size limits in C1: data processing and web hosting, special food services and electronic equipment repair are limited to 3,000 sq ft per establishment in C1 select commercial overlays; automotive equipment rental is limited to 3,000 sq ft in select overlays and 10,000 sq ft in other C1 districts (ZR 32-162).
• Production (Use Group X): permitted uses are limited to 3,000 sq ft per establishment in C1 select commercial overlays and 5,000 sq ft in other C1 districts and in C2 (ZR 32-202). Some production uses, such as pharmaceutical manufacturing, are allowed in C2 but not C1 (ZR 32-201).
• Laboratories are not permitted in C1 select commercial overlays outside Manhattan; elsewhere in C1 and C2 they must meet Building Code Section 427 or get a special permit (ZR 32-172, 32-173).
• Hotels: in select commercial overlays, hotels, motels and tourist cabins must be on a lot within 1,000 ft of a limited-access highway entrance or exit, and every new hotel needs a City Planning Commission special permit, with listed exclusions (ZR 32-152, 32-153).
• Offices are permitted in both (ZR 32-171).

Height and setback

For overlays, the front wall and sky exposure plane come from the surrounding Residence District (ZR 33-431):

• Within R1 to R5, R5A or R5B: front wall up to 30 ft or two stories, whichever is less, then a 1 to 1 plane.
• Within R6 or R7: up to 60 ft or four stories, then 2.7 to 1 on narrow streets or 5.6 to 1 on wide streets.
• Within R8 to R12: up to 85 ft or six stories, with the same slopes. The initial setback is 20 ft on a narrow street and 15 ft on a wide street.
• Regardless of the table, no commercial building or portion used for Use Groups VI to X may exceed 30 ft or two stories, whichever is less (ZR 33-431).
• Overlays mapped within, or standalone districts equivalent to, an R6 to R12 district with a letter suffix follow the ZR 23-43 height rules of that district for all buildings (ZR 33-03). Overlays in R5D follow ZR 23-42 (ZR 33-433).

Parking basics

For offices (parking category A3), ZR 36-21 requires 1 space per 150 sq ft in C1-1 and C2-1, 1 per 300 in C1-2 and C2-2, 1 per 400 in C1-3 and C2-3, and 1 per 1,000 in C1-4 and C2-4. No accessory parking is required for commercial or community facility uses in C1-5, C2-5 or any standalone C1 or C2 district (ZR 36-21). Waivers apply when the requirement is small: below 10 spaces in C1-1 and C2-1, 15 in C1-2 and C2-2, 25 in C1-3 and C2-3, and below 40 per category in C1-4, C2-4 and the other very-low-requirement districts (ZR 36-231, 36-232).

A worked example: R6B/C2-4 corner store with apartments

A 2,500 sq ft lot zoned R6B with a C2-4 overlay. The overlay allows 2.00 for commercial, community facility, or both (ZR 33-121). R6B allows 2.00 for standard residences, or 2.40 for qualifying affordable or senior housing (ZR 23-22).

• All-commercial: 2,500 x 2.00 = 5,000 sq ft, but commercial uses can use at most two stories (ZR 32-421).
• Mixed building: a 2,000 sq ft ground-floor store plus 3,000 sq ft of apartments above = 5,000 sq ft total, within the 2.00 cap for every use present (ZR 35-31).
• Height: R6B is a contextual district, so ZR 23-432 applies: 30 ft minimum and 45 ft maximum base height, 55 ft maximum building height for standard residences.
• Parking for the store: C2-4 requires 1 space per 1,000 sq ft for category A uses, so 2,000 / 1,000 = 2 spaces, but in C2-4 the requirement for A1 or A2 uses is waived when fewer than 40 spaces are required, so none is needed (ZR 36-21, 36-232).

C1 and C2 zoning FAQ

Related pages

• C4 zoning
• Residential equivalents
• R6B zoning
• R6 zoning
• R5 zoning
• R7A zoning
• Parking after City of Yes