New York City's "City of Yes" initiative represents a bold stride towards addressing the long-standing issues of housing shortage and high living costs in the metropolis. With a sweeping set of zoning text amendments proposed by the NYC Department of City Planning, the initiative aims to invigorate the city's housing landscape by fostering a more inclusive and adaptable urban environment.
Expanding Housing Opportunities Across the Boroughs
At the heart of the City of Yes initiative is the complete rewrite of New York City's Zoning Resolution, aiming for "a little more housing everywhere." This ambitious approach intends to make every neighborhood from the lowest to the highest density districts more accommodating to a wider variety of housing types. Such comprehensive reform is crucial as the city grapples with an acute housing crisis exacerbated by historical zoning constraints that have limited the construction of new and affordable housing.
Introducing New High-Density Residential Districts
The initiative proposes the creation of two new residential districts, R11 and R12, which allow for residential floor area ratios (FARs) of 15 and 18 respectively—surpassing the current maximum of 12 FAR set by the state's Multiple Dwelling Law. This change, although not immediately applicable, sets the stage for future rezoning that can transform the cityscape by accommodating more people in less space.
Reducing Red Tape and Costs
A significant component of the City of Yes is the lifting of parking mandates for new residential developments. By making parking optional and removing the requirement for parking spaces in new developments, especially in transit-oriented sites, the city plans to reduce construction costs and encourage more efficient use of valuable urban land. This move is expected to make housing more accessible and affordable for all New Yorkers.
Streamlining Conversion of Office Buildings to Housing
In response to the changing dynamics of work and commercial real estate, the City of Yes extends more flexible zoning regulations for converting older commercial buildings into residential spaces. This policy, which now encompasses buildings constructed before 1991 across NYC, not only aims to revitalize unused commercial spaces but also supports the city's adaptation to post-pandemic economic realities.
Encouraging Affordable and Supportive Housing - Universal Affordability Preference (UAP)
To further tackle the affordability crisis, the City of Yes introduces incentives for mixed-income developments, offering additional density (about 20% more floor area) to residential buildings designated for affordable or supportive housing. This provision underscores the city's commitment to inclusivity and social equity in housing.
Supporting Transit-Oriented Development
The initiative champions the development of transit-oriented and town center areas by increasing the Floor Area Ratio for zoning in NYC, particularly focusing on lots zoned on wide streets with significant lot sizes. This strategy promotes higher density near transit hubs, thereby reducing dependency on private vehicles and enhancing the sustainability of urban growth.
Embracing Diversity in Housing Forms
Lastly, the City of Yes makes a pivotal move by bringing back Single Room Occupancy (SRO) units and allowing smaller units and shared housing options, especially in transit-oriented areas. This shift acknowledges the diverse needs of New York's population, offering more flexible and affordable living arrangements.
The City of Yes initiative is a comprehensive response to New York City's pressing housing needs. Through these strategic zoning changes and regulatory relaxations, the city is poised to become a more inclusive, efficient, and resilient urban center, making room for current and future generations of New Yorkers to call it home.
