City of Yes for Housing Opportunity - DCP

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City of Yes for Housing Opportunity

Adopted December 5, 2024

City of Yes for Housing Opportunity was adopted by the City Council on December 5, 2024.

For decades, NYC hasn’t built enough housing because of overly restrictive zoning rules. Meanwhile, the housing that has been built is concentrated in just a few areas. As a result, there aren’t enough homes for New Yorkers to live in, many neighborhoods are closed off to housing opportunity, and the cost of housing keeps rising.

City of Yes for Housing Opportunity is a zoning text amendment that addresses this crisis by making possible to build a little more housing in every neighborhood. These updated zoning rules will provide New Yorkers more housing choice and help bring housing costs down. By allowing a little more housing in every neighborhood, we will create a lot of housing overall without overburdening any one area.

The proposal went through public review in the spring & summer of 2024, with community boards & borough presidents providing input and the City Planning Commission (CPC) holding a public hearing. In September, the CPC approved the proposal with modifications. The City Council held a public hearing in October and voted to approve the proposal with modifications on December 5, 2024.

Learn About the Final Plan

The final version of City of Yes for Housing Opportunity is expected to enable the creation of 82,000 homes over the next 15 years. It is carefully designed to work differently in different neighborhoods and has a number of components.

Click below to learn more about the final plan. You can also view a presentation on the final plan and explore a map illustrating new rules for parking and transit-oriented development.

Universal Affordability Preference (UAP)

In recent decades, high-demand neighborhoods have lost affordable housing and become increasingly out of reach to working families.

The Universal Affordability Preference allows buildings in medium and high-density districts to add at least 20% more housing, if the additional homes are income-restricted and affordable to households earning 60% of the Area Median Income (AMI). As a result, it UAP will deliver new affordable housing in high-cost neighborhoods across New York City to working families.

Accessory Dwelling Units

“Accessory dwelling units” (ADUs) like backyard cottages, garage conversions, and basement apartments are a proven tool to support homeowners, and they provide more space for multigenerational families without significantly changing the look and feel of a neighborhood.

City of Yes allows ADUs in one and two-family homes in all low-density districts, with restrictions on certain types in certain areas to address concerns around flooding and neighborhood context.

Conversions

Outdated rules have prevented underused offices and other non-residential space from converting to housing. For example, many buildings constructed after 1961, or outside the city's largest office centers, have been unable converted to housing.

City of Yes expands non-residential conversions citywide, and moves up the eligibility date to 1991, and allows for a wider variety of residential conversions. This is a win-win policy, that will create urgently-needed homes and fill empty and underused buildings across the city.

Town Center Zoning

Modest apartment buildings with stores on the street and apartments above exist in low-density areas across the five boroughs – most of them from the 1920s to 1950s. However, in recent decades, zoning has prohibited that classic form even in areas where it’s very common.

City of Yes relegalizes buildings with either 2, 3 or 4 stories of housing above a commercial ground floor, depending on underlying zoning. These buildings will match their surroundings and provide urgently needed homes.

Transit Oriented Development

Modest apartment buildings exist across lower-density areas of the five boroughs, most of them built between the 1920s and 1950s. However, in the decades since, zoning bans new ones despite the severe housing shortage.

City of Yes re-legalizes modestly-sized, transit-oriented apartment buildings in low-density residence districts. These “missing middle” apartment buildings will match the scale and character of existing buildings.

Qualifying sites must be in low-density R3-R5 zoning districts; 5,000 sf or larger; located on a wide street (75 feet or more) or the short end of the block; and fall within the transit-oriented development eligibility area, which can be viewed here.

Parking Mandates

For decades, New York City mandated off-street parking along with new housing even where it's not needed, driving down housing production and driving up rents.

City of Yes significantly rolls back parking mandates via a three-zone system:

No parking is required across the Manhattan Core and Long Island City Parking Areas and the Inner Transit Zone. This is the most populous mandate-free area in America with 2.6 million residents.

In the Outer Transit Zone, parking mandates are significantly reduced.

Beyond the Outer Transit Zone, mandates remain, but more buildings are exempt, including “Town Center” developments under 75 units and ADUs.

These updates will provide more space for homes and help reduce housing costs. View a map illustrating the updated parking rules here.

Campuses

Across NYC, many campuses, including churches and private residential co-ops, have underused space that they could turn into housing, if arbitrary zoning rules didn’t get in the way.

By removing obstacles and streamlining outdated rules, City of Yes makes it easier to add new contextual, height-limited buildings to campuses. Green space and other recreation space on campuses, like playgrounds, will be protected. These changes do not apply to NYCHA campuses.

Small and Shared Housing

NYC banned shared housing in the 1950s and apartment buildings full of smaller apartments in the 1960s. In the decades since, tthis has contributed to the homelessness crisis and forced people who would prefer to live alone into living with roommates.

By lowering and standardizing the dwelling unit factor, City of Yes allows buildings with more studios and one-bedrooms. City of Yes also clears the way for more housing with shared kitchens and other common facilities.

Allowing more small and shared apartments will create a wider variety of housing options, and open larger, family-sized apartments that would otherwise be occupied by roommates.

Proposal Explainers

Before the City Council modified and approved City of Yes for Housing Opportunity, DCP created a variety of materials to clearly explain the proposal:

Mobile-Friendly Explainer Microsite

Proposal Guides

Housing Opportunity: An Illustrated Guide Overview of Housing Opportunity Proposals Accessory Dwelling Units Building Conversions Height-Limited Infill Lift Parking Mandates Small and Shared Housing Town Center Zoning Transit-oriented Development The Universal Affordability Preference

View these guides in Spanish and Simplified Chinese.

Topic Specific Guides

Faith-based Organizations Landmarked Buildings
Supportive Housing Housing for Seniors Homeownership

Frequently-Asked Questions

Housing Opportunity: Frequently Asked Questions

Additional Documents

Go to zr.planning.nyc.gov to see the updated zoning resolution that incorporates City of Yes for Housing Opportunity.

More Zoning Details

Zoning Text as Modified by CPC (September 2024) City Planning Commission (CPC) Report (September 2024) Annotated Draft Zoning Text Proposal Feedback Worksheet Applicability Maps

Environmental Impact Statement

An environmental impact statement was conducted and a notice of completion for the Final Environmental Impact Statement (FEIS) was issued on September 13, 2024.

View the sFEIS on the Zoning Application Portal here under Public Documents. See 2023Y0427_FEIS_24DCP033Y_1, 2023Y0427_FEIS_Executive Summary_1” and “2023Y0427_FEIS_Notice of Completion_1”.

Press

Daily News: Make Real Doctor King’s Equity Dream

New York Times: In Yards, Offices and Basements, New York Hopes to Build 100,000 Homes

Articles

12/2/2024 – Business Insider: New York City is on the verge of allowing thousands of homeowners to build extra dwellings in their backyard, garage, or basement

11/26/2024 – Crain's: New Yorkers who build ADUs could get property tax breaks

11/22/2024 – Bloomberg: NYC Gets Historic Push for 80,000 Homes With $5 Billion Pledge

11/21/2024 – City & State: NYC Council moves on compromise ‘City of Yes’ plan. Here’s what’s in and what’s

11/19/2024 – Gothamist: Data proves what we already know: NYC rents are rising faster than wages

11/18/2024 – New York Post: Proponents of Adams’ controversial ‘City of Yes’ housing plan rally outside City Hall

10/25/2024 – New York Times: What a Giant Hole Says About a Broad Parking Problem

10/21/2024 – New York Times: Why Does This Building by the Subway Need 193 Parking Spots? (Yes, Exactly 193.)

9/25/2024 – City Limits: Planning Commission Approves ‘City of Yes’ Housing Plan by 10-3 Vote

8/20/2024 – Commercial Observer: A New York City Office-to-Residential Conversion Wave Builds

8/6/2024 – City Limits: New Funding for ‘Accessory’ Apartments Touted as Tool for Housing Older New Yorkers

7/10/2024 – The City: City of Yes Housing Proposal Picks Up New Support Ahead of Crucial Hearing

7/3/2024 – Queens Daily Eagle: Planning commission chair discusses City of Yes’ potential impact on Queens

7/2/2024 – Streetsblog: City of Yes: Parking Mandates Have Shaped New York … For Worse

6/27/2024 – Gothamist: NYC’s housing shortage costing billions in lost taxes, report finds

6/13/2024 – QNS: Department of City Planning director discusses ‘City of Yes’ housing proposal

4/29/2024 – Daily News: Adams kicks off “City of Yes” housing plan; next stop: community boards

3/26 – Bronx Times: Bronx faith leaders lend support to Faith-Based Affordable Housing Act

3/22/2024 – BK Reader: Housing Should Be Built on Land Owned by Churches, Nonprofits, Adams Says

3/22/2024 – Harlem World: Mayor Adams Reveals Strategy To Assist Faith-Based Groups In Constructing Affordable Housing In NYC

9/21/2023 - New York Times: In Yards, Offices and Basements, New York Hopes to Build 100,000 Homes

9/21/2023 - City Limits: Mayor Adams Pitches Zoning For Less Parking, More Housing

9/21/2023 - StreetsBlog NYC: City of Yes Yes Yes! Adams Calls for Elimination of Parking Mandates on ALL New Housing

Videos

12/4/2024 – NY1: Councilman shares support for 'City of Yes' ahead of full Council vote

11/26/2024 – NY1: Manhattan City Council member discusses modified 'City of Yes' plan

11/21/2024 – ABC News: New York City Council subcommittee votes to pass Mayor Adams' 'City of Yes' affordable housing plan

11/18/2024 – NY1: Department of City Planning director talks about congestion pricing, upcoming 'City of Yes' vote

11/12/2024 – The Real Deal: City Planning’s Dan Garodnick Defends City of Yes

11/6/2024 – Streetsblog: Busting the ‘City of Yes’ Myths

10/29/2024 – NYC Media: Department of City Planning Director Dan Garodnick on City of Yes

10/02/2024 – New York Law School Policy Briefing on City of Yes for Housing Opportunity

9/20/2024 – City of Yes for Housing Opportunity: Missing Middle Apartment Buildings

8/29/2024 – Manhattan Borough President Mark Levine on Shared Housing in City of Yes for Housing Opportunity

8/14/2024 – Council Member Keith Powers on his support for City of Yes for Housing Opportunity

7/17/2024 – Rhythm and Soul Radio: Mayor Adams on City of Yes for Housing Opportunity

7/12/2024 – New York 1: Planning Commission holds public hearing on city’s zoning proposal to build more housing

7/1/2024 – Manhattan Borough President Mark Levine on City of Yes for Housing Opportunity

6/11/2024 – Questions and Misconceptions: City of Yes for Housing Opportunity

5/28/2024 – NY1: Brooklyn borough president discusses ‘City of Yes’

4/29/2024 – News12: City of Yes for Housing Opportunity hosted by Mayor Adams at City Hall

4/29/2024 – NY1: Mayor’s housing plan of­fi­cially enters public review process

9/21/2023 - NY1: Adams announces bold proposal to tackle housing crisis

9/22/2023 - Fox 5 New York: 100,000 new homes in NYC?

9/21/2023 - NY1: Adams announces bold proposal to tackle housing crisis

Editorials

12/5/2024 – New York Times: New York Democrats Begin Saying No to the NIMBYs

11/23/2024 – Daily News: Yes on Yes: Despite modifications, City of Yes win is worth celebrating

11/19/2024 – Daily News: Nearing the finish line: Council should let City of Yes succeed

11/10/2024 – Daily News: Housing yes, parking no: Do not prioritize cars over people

11/10/2024 – Crain’s: Election results show leaders must tackle city affordability

11/02/2024 – Daily News: Two prongs: Council and City Hall housing plans are not in conflict

10/23/2024 – Daily News: Getting to Yes: The City Council should listen to New Yorkers who back zoning plan to boost housing

10/21/2024 – Daily News: The City Council is making history: Pass City of Yes zoning change to expand housing

9/25/2024 – Daily News: Say yes to more housing: City Planning Commission must vote in favor today

9/2/2024 – Daily News: An old way of living is now new: SROs must be part of NYC’s push for more housing

8/26/2024 – Daily News: Build for America: The whole country needs more housing

8/9/2024 – What’s the [DATA] Point? 109,000 with Dan Garodnick

7/12/2024 – Daily News: Say yes to the Yes: NYC needs housing, and City of Yes can deliver

7/1/2024 – Crain’s: Every neighborhood must do its part to create more housing

4/14/2024 – Daily News: A home for us: Mayor Adams’ housing plan is a good foundation for NYC

11/22/2023 - Daily News: Build for the future: N.Y. needs lots more housing

11/6/2023 - Crain’s NY: The city has a chance to correct a mindset from the 1960s to create more housing

10/26/2023 - Bloomberg: How to Solve New York City’s Housing Crisis

9/24/2023 - Daily News: Eric Adams’ housing plan is what NYC needs

Op-Eds

12/4/2024 – Council Members Rafael Salamanca Jr. and Kevin C. Riley in AM New York: The way forward to lower housing costs and create homes

12/4/2024 – Rev. Dr. Phil Craig and Rev. Jeffery Thompson in Queens Daily Eagle: Council’s City for All plan will work for Southeast Queens

11/20/2024 – Terry Troia and R. C. Hugh Nelson in Daily News: Faith communities can help the city add housing

11/14/2024 – Rich Buery and Bea de la Torre in Vital City: Why New Yorkers in Poverty Need City of Yes

11/7/2024 – Richard Reif in Queens Chronicle: City of Yesterday

10/22/2024 – Jennifer March in City Limits: For Our Children, Say ‘Yes’ to Housing

10/18/2024 - Manny Pastreich in AM New York: Everyday New Yorkers must step up and say ‘yes’ to City of Yes

10/13/2024 - Erik Bottcher and Jennifer Gutierrez in AM New York: Eliminating ‘parking minimums’ in NYC can help ease the housing crisis

10/10/2024 – Kirk Goodrich in AM New York: Removing parking mandates is a plausible trade off to increase affordable housing

10/03/2024 – Queens resident Lindsey McCormack in Queens Chronicle: City of Yes a happy medium

9/29/2024 – NYC Dept. for the Aging Commissioner Lorraine Cortés-Vázquez and AARP New York State Director Beth Finkel in AM New York: AARP is for ADU’s in Mayor’s City of Yes

9/25/2024 – Met Council on Jewish Poverty CEO David Greenfield in Daily News: Add homes for NYers who need them most

9/22/2024 – New York League of Conservation Voters: Say Yes to the City of Yes: Zoning Reform Is Also a Climate Win

9/18/2024 – JASA CEO Kathryn Haslanger in City Limits: City of Yes Will Help Turn Underutilized Space into Life-Saving Housing

9/17/2024 – Dept. of City Planning Director Dan Garodnick in Queens Daily Eagle: Clearing the air on City of Yes

9/12/2024 – Personal attorney and speechwriter to Dr. Martin Luther King Jr., Clarence Jones, in Daily News: Make real Dr. King’s housing equity dream

8/29/2024 – Chhaya Executive Director Annetta Seecharran in Queens Chronicle: Legalize ADUs to help our neighbors in their homes

8/22/2024 – NYC Dept. of City Planning Director Dan Garodnick, Dept. of Housing Preservation and Development Adolfo Carrion Jr., Dept. of Social Services Molly Wasow Park, and NYCHA CEO Lisa Bova-Hiatt in Daily News: We are adding more housing for all New Yorkers

8/22/2024 – Queens resident Bill Bruno in Queens Chronicle: Yes to CoY Housing

8/16/2024 – Queens homeowner Sade Singh in Queens Daily Eagle: Supporting accessory homes will help homeowners like me

8/13/2024 – New York City Deputy Mayor Maria Torres-Springer in Daily News: Building out to fix NYC’s problems

8/8/2024 – Fifth Avenue Committee Executive Director Michelle de la Uz in Brooklyn Paper: Brooklyn must say ‘Yes to Housing’

8/7/2024 – Breaking Ground President and CEO Brenda Rosen in Bronx Times: The Bronx needs fair housing and City of Yes can help

7/31/2024 – Community Preservation Corporation CEO Rafael E. Cestero in AM New York: Embracing the City of Yes for Housing Opportunity

7/15/2024 – Mayor Eric Adams in Harlem World Magazine: City Of Yes, A Little More Housing In Every Neighborhood

7/10/2024 – New Destiny Housing Director of Policy and Communication Gabriela Sandoval Requena in AM New York: Queens can be a home for everyone

6/28/2024 – AARP New York State Director Beth Finkel in Daily News: Creating homes for older New Yorkers

6/27/2024 – Old Astoria Neighborhood Association President Richard Khuzami in QNS: The benefits of the City of Yes Housing proposal

6/11/2024 – New York State Association for Affordable Housing President and CEO Jolie Milstein in Commercial Observer: ‘City of Yes for Housing Opportunity’ — Let’s Answer the Call

4/24/2024 – Partnership for New York City President and CEO Kathryn Wylde in Crain’s: City of Yes: A first step toward a more affordable New York

3/25/2024 – Mayor Eric Adams in Caribbean Life: Yes to housing in God’s backyard

3/6/2024 – Municipal Art Society of New York in Crain’s: City of Yes housing plan is refreshingly holistic

2/15/2024 - Mayor Eric Adams and City Council Speaker Adrienne Adams in the Daily News: Fixes for NYC housing shortage

1/5/2024 - Slate Property Group and Open Plans in Crain’s: To build more housing, build less parking

10/2/2023 - Mayor Eric Adams in amNY: The future of housing in NYC

Contact Us

For more information or to ask questions, please contact: HousingOpportunity@planning.nyc.gov.

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