City of Yes: Queens Zoning Reform
Zoning Changes, Restrictions, and Implications across Queens (2025)
Overview of City of Yes in Queens
Queens’ zoning reforms under City of Yes focus on allowing density increases near transit corridors, expanding accessory dwelling units (ADUs), and encouraging mixed-use developments to address housing needs. However, the plan includes significant carve-outs responding to community concerns about character preservation, flood risks, and local infrastructure.
Neighborhood-Level Impact and Alterations
Astoria and Long Island City (LIC)
- Key Focus: Significant upzoning for mixed-use and residential near subway hubs, particularly along Queens Plaza and Vernon Blvd.
- Affordable Housing: Mandatory inclusionary housing tied to larger developments, especially in rezoned commercial corridors.
- Transit-Oriented Development: Higher floor area ratio (FAR) and building heights allowed near subway lines to encourage density.
- Restrictions: Historic districts such as Ditmars remain protected with limited height increases to preserve neighborhood character.
- Climate Resilience: Waterfront areas subject to flood elevation and green infrastructure requirements.
Jackson Heights and Elmhurst
- Density Increases: Moderate expansion of multi-family zoning in transit corridors; town center zoning allowed with affordable housing if over 50 units.
- Small Business Protections: Zoning changes accompanied by safeguards designed to protect immigrant-owned local businesses from displacement.
- ADU Expansion: More allowance for accessory dwelling units on wide streets with single-family homes.
- Limitations: Many low-density blocks exempted to prevent drastic neighborhood character change, reflecting strong community input.
Flushing and Bayside
- Focus on Infill: Small lot infill development supported along main commercial corridors like Northern Blvd with mixed-use possibilities.
- Community Concerns: Flushing historic districts and single-family enclaves mostly exempted from Town Center and density upzones.
- Flood Zone Restrictions: Areas affected by floodplains face height and bulk restrictions; environmental controls added.
Southeast Queens (Jamaica, St. Albans, Hollis)
- Key Exemptions: Portions of Southeast Queens largely carved out of broad upzoning due to single-family home dominance and auto-dependency.
- Anti-Displacement Measures: Investments prioritized for affordable housing and infrastructure to counter historical underinvestment.
- Parking Requirements: More flexible than other parts of the city, reflecting higher car usage.
- Community Advocacy: Local councilmembers secured these protections, balancing development with neighborhood needs.
Forest Hills and Rego Park
- Moderate Upzoning: Allowed on commercial streets with increased mixed-use development;
- Preservation of Single-Family Areas: Residential zones largely unchanged to preserve suburban character.
- Accessory Dwelling Units (ADUs): Expanded but limited by detailed standards reflecting local zoning contexts.
- Infrastructure Investments: Enhanced transit and streetscape projects planned to support densification corridors.
Other Queens Neighborhoods (Rockaway, Whitestone, College Point)
- Low-Density Preservation: Most waterfront and low-density neighborhoods retain existing zoning due to flood risk and infrastructure constraints.
- Public Engagement: Outreach required before any zoning changes considered, reflecting community concerns about scale and services.
- Climate Adaptation: Strong requirements for elevation, green infrastructure, and stormwater management in vulnerable zones.
Queens Boroughwide Summary Chart
Reform intensity scores reflect scale of density expansion and contextual safeguards:
Blue = Significant upzoning, Yellow = Moderate growth with protections, Red = Mostly exempt/restricted zones.
Implications and Takeaways
- City of Yes aims to spur residential and mixed-use growth near Queens’ transit hubs and commercial corridors while respecting the borough’s unique character and flood vulnerabilities.
- Significant carve-outs in Southeast Queens and many historic or low-density neighborhoods reflect a compromise responding to auto-dependency and neighborhood preservation advocates.
- The allowance of accessory dwelling units (ADUs) helps increase housing options at a smaller scale across the borough, particularly in single-family neighborhoods.
- Infrastructure and resiliency investments will be crucial to support the modest densification allowed under the plan.