What is City of Yes?

“City of Yes” is the name of a set of zoning code reforms in NYC proposed under Mayor Eric Adams. The idea is to update old zoning rules to better support three big goals across all boroughs:

    1.    Housing Opportunity - make it easier to build new homes, allow conversions of under-used buildings, reduce parking requirements, add more affordable housing. 

    2.    Economic Opportunity - let businesses adapt and grow without being blocked by zoning that was designed for a different era. This includes easing rules for retail, industrial/manufacturing, performance venues, etc. 

    3.    Carbon Neutrality - allow greener building practices, solar, efficiency, etc. 

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Key Changes That Affect Manhattan

Here are the specific proposals or changes in “City of Yes” that would matter for buildings and neighborhoods in Manhattan - or that already are affecting them:

    •    Office conversions really expanded: Under the Housing Opportunity portion, NYC now allows many more office (or non-residential) buildings built up to December 31, 1990, to be converted into housing. Previously, only older buildings (earlier dates) were eligible in many cases. 

    •    Parking requirements trimmed or removed: In Manhattan, especially south of 96th Street, there are fewer or no mandatory parking minimums for new residential buildings under certain conditions. This helps reduce cost, frees up space, and makes smaller housing more viable. 

    •    New density / height / floor area ratio (FAR) changes: Some new districts (e.g. R11, R12) were created (or the potential was created) to allow greater building density / taller buildings - though mapping those onto specific Manhattan neighborhoods still requires rezoning actions. 

    •    Dwelling unit size limits removed in much of Manhattan: South of 96th Street, Manhattan buildings won’t be as restricted on minimum apartment sizes. This enables smaller or more flexible living arrangements. 

    •    Landmark Transfer of Development Rights (TDR) improvements: It’s easier to transfer development potential from landmarked buildings to nearby lots. That can allow new housing or commercial development in adjacent areas, while preserving certain historic features. 

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What’s Still Under Debate / Concerns in Manhattan

Even with the changes, Manhattan has special issues, and people are raising concerns or seeking tweaks. Some of the points:

    •    Infrastructure strain: More housing / density always comes with concerns about transit, utilities, schools, etc. Manhattan has heavy usage already, so changes in zoning need to be matched with public investment.

    •    Neighborhood character: Some residents worry that very tall buildings, or dense housing, or removing certain size limits could change what their block feels like (light, views, streetscape).

    •    Flood / climate risks: In low-lying or flood-prone parts of Manhattan (especially lower areas), there are concerns about allowing basement units or accessory units. The proposals include some limits or modifications for flood zones. 

    •    Mapping vs. rules: Just because a zoning rule allows more density or different uses doesn’t mean every neighborhood will immediately change- to take effect, zoning map changes (rezoning) need to happen. Some proposals give the permission, but the city (and local boards, community input, etc.) still has to map where those changes are allowed. 

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What It Means for You (if you’re in Manhattan)

If you live in Manhattan or a developer owns property here, under City of Yes the practical effects could include:

    •    Easier than before to turn an old office building into apartments.

    •    Less or no required parking for new housing in many areas, so building costs might drop and buildings might be designed differently.

    •    The possibility of smaller apartments or units (studio-ish or shared housing) being more acceptable under zoning.

    •    More flexibility for business or mixed-use: you could see more residential above retail or commercial uses, or more kinds of businesses being allowed in areas where they weren’t before.

    •    If you own property, you might have more options to build up a bit more, or use your property in new ways (adding units, accessory units, etc.).