City of Yes
City of Yes for Housing Opportunity
Adopted in December 2024, NYC's most significant zoning reform in decades opens new development pathways for homeowners, investors, and developers across all five boroughs.
What is City of Yes?
City of Yes for Housing Opportunity is a citywide zoning text amendment adopted by the New York City Council on December 5, 2024. It represents the most sweeping update to the NYC Zoning Resolution since 1961, designed to address the city's severe housing shortage by removing regulatory barriers to new housing production.
The amendment touches nearly every aspect of residential zoning — from allowing ADUs on one- and two-family lots to eliminating parking mandates near transit, enabling office-to-residential conversions, and permitting greater density in low-density neighborhoods near transit. For property owners and developers, it creates meaningful new opportunities that did not exist before December 2024.
82,000+.
New Homes Projected Over 15 Years
Dec 2024.
Amendment Adopted
5.
Boroughs Affected
Key provisions
City of Yes introduces changes across six major areas of the Zoning Resolution.
01
Accessory Dwelling Units (ADUs)
Homeowners with one- or two-family residences can now add a legal ADU — up to 800 SF — as a detached backyard structure, attached addition, attic conversion, or basement apartment. Owner-occupancy is required. ADUs are not permitted in flood hazard zones or certain low-density districts outside the Greater Transit Zone.
Impact
Estimated 25,000 new ADUs citywide over 15 years.
02
Transit-Oriented Development
Properties within half a mile of subway or commuter rail stations in low-density residential districts can now build small apartment buildings as-of-right — a use previously prohibited in R1–R5 zones. This "Town Center Zoning" provision allows 3–5 story mixed-use buildings near transit hubs.
Impact
Opens thousands of underbuilt lots near transit to multifamily development.
03
Parking Mandate Elimination
Mandatory off-street parking requirements have been eliminated for new residential development citywide. Developers can still build parking voluntarily, but are no longer required to provide a minimum number of spaces. This reduces construction costs and allows more efficient use of urban land.
Impact
Reduces construction costs by $50,000–$150,000+ per unit in many cases.
04
Office-to-Residential Conversions
The amendment expands eligibility for converting commercial and office buildings to residential use. Buildings constructed before 1991 (up from the prior 1961 cutoff) in a wider range of commercial districts are now eligible for conversion, with streamlined approval pathways.
Impact
Unlocks an estimated 136 million SF of office space for potential conversion.
05
"A Little More Everywhere"
In medium- and high-density residential districts, the amendment allows modest increases in floor area for buildings that provide affordable housing. This Universal Affordability Preference (UAP) grants a 20% FAR bonus to developments that set aside at least 20% of units as permanently affordable.
Impact
Incentivizes affordable unit inclusion in market-rate developments citywide.
06
Shared Housing & Campus Infill
New rules permit shared housing (rooming houses and single-room occupancy units) in more districts, and allow religious institutions, nonprofits, and other campus owners to build housing on underutilized portions of their properties.
Impact
Adds new housing typologies and activates underused institutional land.
How we got here
Mayor Adams announces City of Yes initiative as part of the "Get Stuff Built" housing agenda.
NYC Department of City Planning releases draft zoning text amendment and begins public review process.
Community boards, borough presidents, and the City Planning Commission hold public hearings across all five boroughs.
City Planning Commission approves the amendment with modifications.
New York City Council votes to adopt City of Yes for Housing Opportunity. Amendment takes effect immediately.
What this means for property owners
City of Yes creates concrete new opportunities for homeowners, investors, and developers — but navigating the new rules requires expertise. Empire Properties Partners has studied the amendment in depth and can help you identify what is now possible on your property.
Homeowners
Add a legal ADU to generate rental income, house family members, or increase your property's long-term value.
Investors
Identify underbuilt lots near transit that are now eligible for multifamily development under the new transit-oriented zoning.
Developers
Take advantage of the Universal Affordability Preference FAR bonus, expanded office conversion eligibility, and eliminated parking mandates to improve project economics.
Commercial Owners
Evaluate whether your office or commercial building qualifies for residential conversion under the expanded pre-1991 eligibility window.
Ready to explore what City of Yes means for your property?
Our team can assess your site's new development potential under the updated zoning rules.