City of Yes: Bronx

Zoning changes, carve-outs, and implications for each Bronx district (2025)

Overview of City of Yes in the Bronx

The Bronx sees a City of Yes approach focused on expanding affordable housing, leveraging large development sites, supporting mid-rise growth near transit, and ensuring climate resilience. Plan details vary sharply by neighborhood, balancing growth with equity, community protection, and environmental constraints.

Neighborhood and District-Specific Analysis

South Bronx (Mott Haven, Melrose, Port Morris)

Major Upzoning Corridors: Grand Concourse, Third Ave, and waterfront see large affordable and mixed-use housing incentives.
Set-Asides: Deep affordability (permanent below-market units) required in larger projects; job training/placement requirements attached.
Climate Mandates: All developments include green stormwater/roof infrastructure; public realm upgrades prioritized.
Anti-Displacement: Right to Remain overlays, strict tenant protections, and relocation support for residents in redevelopment zones.

West Bronx (Fordham, University Heights, Kingsbridge)

Transit-Oriented Development: Upzoning along the Jerome Ave corridor and near Metro-North stations to allow mid-rise apartments.
Preservation Safeguards: Historic districts and established rowhouse pockets protected from mass upzoning.
Retail and Mixed-Use: First-floor retail incentives alongside new housing for neighborhood economic vitality.
Equity Initiatives: Inclusionary housing bonuses with local hiring mandates.

Central Bronx (Morrisania, East Tremont, Mount Hope)

Density: Permits 2-4 family conversions; encourages small-mid multifamily on underbuilt lots near transit.
ADUs: Accessory dwelling units (ADUs) allowed by-right with owner occupancy and parking standards.
Community Review: Local boards have input on deeper density changes or demolition of existing structures.

East Bronx (Throgs Neck, Pelham Bay, Morris Park, Parkchester)

Carve-Outs: Large stretches remain protected as low-density residential (1-2 family); upzoning pilots only near transit nodes (subway/Pelham Parkway).
Floodplain Controls: Height and bulk restrictions for properties in FEMA flood zones (Throgs Neck, City Island); new builds must comply with climate elevational standards.
ADUs Allowed: Tight limits on lot size and owner occupancy, stricter than elsewhere in city due to suburban character.

North Bronx (Norwood, Riverdale, Woodlawn, Wakefield)

Preservation Dominant: Riverdale and Woodlawn remain almost entirely excluded from upzoning per community board/CM input.
Transit Overlays: Norwood sees modest infill near subway, maximum 3-4 stories permitted.
Mixed-Use Pilot: Bronx Boulevard corridor experiment with new mixed-use neighborhood node.

Boroughwide Reform Intensity Chart

Intensity scores reflect scale of density upzoning, flexibility, and carve-outs:
Blue = High upzoning/opportunity, Yellow = Moderate/gentle with protections, Red = Mostly preserved/restricted.

Implications and Takeaways

City of Yes drives most new affordable housing growth to the South and West Bronx, especially along major corridors and waterfronts, with strict anti-displacement and subsidy requirements.
Gentle infill and ADU expansion are permitted in central districts, but demolition and massive upzoning face community review.
Large portions of the East and North Bronx (particularly Riverdale and Throgs Neck) maintain their suburban low-scale character with strict climate/flood overlays and minimal new density.
Transit corridors (Grand Concourse, Jerome Ave, Metro-North) serve as the backbone for future growth and economic development.
All new development in flood-prone areas must meet resilience and green infrastructure standards, with city support for upgrades.