Rendering of 144 St. Felix Street (FXCollaborative/ADP for Landmarks Preservation Commission)
Housing is one of the most closely watched issues in New York City, and that was made clear on Election Day 2025. Mayor-elect Zohran Mamdani's campaign emphasized affordability, and his housing platform calls for freezing rents on rent-stabilized units and building 200,000 units of affordable housing. Additionally, three of the six ballot proposals pertained to housing and attracted significant attention among supporters and opponents alike.
Some of the ballot proposals' phrasing might sound arcane to average New Yorkers, but Manhattan Institute describes these as the first substantive changes to the Uniform Land Use Review Procedure (ULURP) since 1989, when the city council became the final decision-maker on zoning and other land-use regulations. This article examines what each of the ballot proposals called for, who was for and against them, and how they ultimately panned out, with all quoted vote figures are courtesy of the NYC Board of Elections. It also looks at forthcoming projects that could be affected by the newly enacted proposals.
In this article:
Screenshot from NYC Charter Revision Commission (CRC), Adopted Final Report (July 21, 2025), p. 54 | https://www.nyc.gov/assets/charter/downloads/pdf/2025/7-21-2025-charter-revision-commission-adopted-final-report-digital.pdf
Ballot Proposal 2
Fast track publicly financed affordable housing. Fast track applications delivering affordable housing in the community districts that produce the least affordable housing, significantly reducing review time. Maintain Community Board review.
“Yes” fast tracks applications at the Board of Standards and Appeals or City Planning Commission.
“No” leaves affordable housing subject to longer review and final decision at City Council.
“Yes” fast tracks applications at the Board of Standards and Appeals or City Planning Commission.
“No” leaves affordable housing subject to longer review and final decision at City Council.
As ULURP currently stands, it is a seven-month review process with input from the local Community Board, the Borough President of the project in question, the City Planning Council, the City Council, and the mayor. Ballot Proposal 2 sought to significantly cut that down for certain affordable housing projects.
The first aspect pertains to publicly financed affordable housing projects (i.e., the ones that typically create the city's most affordable housing). This would allow the Board of Standards and Appeals (BSA) to approve qualifying projects after a 60-day review by the local community board and a 30-day review by the BSA.
Screenshot from NYC CRC, Adopted Final Report, p. 65
The second aspect pertains to the 12 community districts where where the lowest number of affordable housing units have been produced in the past five years. This figure, to be identified by the Department of City Planning, is determined by the percentage of total housing units as opposed to the number of affordable units created. Within these community districts, a new expedited land-use review procedure (ELURP; see chart above) would allow the community board and local borough president to review proposals at the same time, followed by a 30 to 45-day review by the City Planning Commission, which would get the final approval.
Supporters believe Ballot Proposal 2 has the potential to cut a significant amount of the red tape that goes into the development of affordable housing in New York City. However, opponents believe it would weaken public oversight, and The New York Times points out that the diminishing of City Council power removes the ability of Councilmembers to negotiate benefits like parks and infrastructure upgrades.
How New York voted on Ballot Proposal 2 (City Limits) | https://citylimits.org/how-your-nyc-neighborhood-voted-on-the-housing-ballot-measures/
Passed with 58% of vote
Ballot Proposal 3
Simplify review of modest amounts of additional housing and minor infrastructure projects, significantly reducing review time. Maintain Community Board review, with final decision by the City Planning Commission.
“Yes” simplifies review for limited land-use changes, including modest housing and minor infrastructure projects.
“No” leaves these changes subject to longer review, with final decision by City Council.
“Yes” simplifies review for limited land-use changes, including modest housing and minor infrastructure projects.
“No” leaves these changes subject to longer review, with final decision by City Council.
As the seven-month ULURP currently stands, it applies to projects of all sizes, from massive master plans to low-rise boutique condominiums. Ballot Proposal 3 aims to significantly cut that time for "modest" projects, defined here as up to 45 feet tall, down to a 60-day review period for the local community board and borough president, followed by a 30-day review and decision by the City Planning Commission. This would also allow for quicker approval of zoning changes to allow for local infrastructure and resilience projects—e.g., adding solar panels to a building or raising the grade of a street in a flood-prone area.
Supporters of the proposal believe that one size doesn't necessarily fit all for reviewing projects, and that the proposed ELURP would be a better fit for boutique-scale projects. Environmentally minded proponents stressed the importance of not letting bureaucracy get in the way of much-needed climate resilience efforts. Opponents, however, think it undermines both the City Council's power and local communities' say in what gets built in their neighborhoods.
How New York voted on Ballot Proposal 3 (City Limits) | https://citylimits.org/how-your-nyc-neighborhood-voted-on-the-housing-ballot-measures/
Passed with 57% of vote
Screenshot from NYC CRC, Adopted Final Report, p. 79
Ballot Proposal 4
Establish an Affordable Housing Appeals Board with the Council Speaker, local Borough President, and Mayor to review Council actions that reject or change applications creating affordable housing.
“Yes” creates the three-member Affordable Housing Appeals Board to reflect Council, borough, and citywide perspectives.
“No” leaves affordable housing subject to the Mayor’s veto and final decision by City Council.
“Yes” creates the three-member Affordable Housing Appeals Board to reflect Council, borough, and citywide perspectives.
“No” leaves affordable housing subject to the Mayor’s veto and final decision by City Council.
In creating an Affordable Housing Appeals Board, a three-member board with the power to reverse City Council decisions to reject or modify mixed-income housing proposals, Ballot Proposal 4 removes member deference, or the ability of one City Councilmember to single-handedly block a new housing project in their district. Projects would pass if two of the three members agree.
Rendering of One45 (SHoP Architects)
Mansion Global cites One45 in Harlem, which then-Councilmember Kristin Richardson Jordan struck down with "a single no," as a particularly egregious example of what can come of member deference. The 2016 proposal for approximately 900 new units would have designated over 220 as affordable, but Ms. Jordan thought more should have been. Her objection signaled the end of the project, and developer Bruce Teitelbaum built a truck depot on the site instead.
As a postscript, One45 was revived in 2023, after a new Councilmember was in place and New York State extended the deadline for the 421a tax program. The project will now comprise three buildings, one of which will be entirely affordable senior housing units, and there will be a total of 1,000 new housing units spread across the project. It is also set to include a new technology center with community rooms, new commercial, retail, and community space, and a renovation of the Brigadier General Charles Young Playground. The City Council voted to approve it in July 2025, and the developers secured a round of pre-development financing in October 2025.
As with other ballot proposals, opponents objected to Ballot Proposal 4 on grounds that it undermines the City Council's power. They argue that Councilmembers understand their constituents best and are thus better equipped to know if a project aligns with local needs. But proponents point out that some affordable projects don't get proposed at all if there's even a hint of opposition, and the Anti-Discrimination Center went so far as to call member deference "a process without accountability...and one which explains why we produce so much less housing per 1,000 residents than some other parts of the metro area."
How New York voted on Ballot Proposal 4 (City Limits) | https://citylimits.org/how-your-nyc-neighborhood-voted-on-the-housing-ballot-measures/
Passed with 58% of vote
Newly Launched Rentals
Modavie, Boerum Hill
Developed by Jankos Group | Design by NA Design Studio
55 units | 21 stories
27 availabilities from $4,250/month
Up to 3.7 months free rent on an 18-month lease
Developed by Jankos Group | Design by NA Design Studio
55 units | 21 stories
27 availabilities from $4,250/month
Up to 3.7 months free rent on an 18-month lease
Modavie (Modern Spaces)
At the nexus of four popular Brooklyn neighborhoods (Boerum Hill, Downtown Brooklyn, Brooklyn Heights, and Cobble Hill), boutique rental Modavie stands out for its champagne-colored metallic columns and bronze-framed, oversized windows. Several units come with private outdoor space, and all interiors feature natural finishes, European oak floors, open-concept kitchens with polished Soapstone Metropolis Concrete quartz countertops and built-in Blomberg appliances, stylish baths, and stacked LG washer/dryers.
Residential amenities include a state-of-the-art fitness center, a cinema with plush seating and bar, a dog run with pet fountain, and a furnished roof terrace with custom banquettes and planters, an outdoor kitchen, and beautiful city views. Another perk is its central location near Brooklyn Bridge Park, Fort Greene Park, City Point dining and retail, countless popular restaurants, the Cobble Hill Trader Joe's, the NYC Ferry, and the Hoyt Street 2/3, the Borough Hall 4/5, and the Jay Street-MetroTech A/C/F/R trains.
The Riverie, Greenpoint
Developed by Lendlease | Design by Marvel Architects
834 units | 37 stories
10 availabilities from $3,390/month
Now offering 1 month free rent on a 13-month lease
Developed by Lendlease | Design by Marvel Architects
834 units | 37 stories
10 availabilities from $3,390/month
Now offering 1 month free rent on a 13-month lease
The Riverie (Douglas Elliman)
The Riverie is a massive new development on the Greenpoint waterfront, but its effect on local carbon emissions is almost nonexistent. As the largest geothermal residential building in New York State, an all-electric, closed-loop energy system uses significantly less energy to heat and cool the units than one would expect from a project of this magnitude. It was also designed for net-zero carbon operations and to include a "living shoreline" to protect against flooding.
Thirty percent of residences have been designated affordable, and all apartments feature oversized windows with expansive views and solar and blackout shades. Interiors are reached via keyless entry and feature kitchens with Caesarstone countertops and built-in appliances, elegant baths, and in-unit laundry. A penthouse collection on the uppermost levels features ceilings up to 11 feet high, unobstructed skyline views, and upgraded appliances and closets. Select units have private outdoor space.
An array of residential amenities includes a ground-floor coworking lounge with breakout spaces and conference rooms; the two-level Current Club fitness center with yoga/movement studio, terrace, and infrared sauna; the upper-level River Lounge & Terrace with kitchen and dining room; the Adventure Club children's playroom with terrace; a music room and podcast studio; The Riverie Green courtyard garden; and a rooftop terrace with outdoor pool and grilling deck. Additional conveniences include a package room, a pet wash station, a bike room, and an attended garage with electric vehicle charging. A CitiBike kiosk is just outside the building, which is a short distance from the Greenpoint ferry terminal.
The Riverie, fall 2025 (CityRealty)
Broadway Haus, Astoria
Developed by Plaza North 1031 | Design by Cherico King Architect
30 units | 8 stories
No current availabilities
Developed by Plaza North 1031 | Design by Cherico King Architect
30 units | 8 stories
No current availabilities
Broadway Haus (Modern Spaces)
An affordable lottery is winding down at Broadway Haus (deadline to apply is December 9), and market-rate leasing is underway. All apartments in this boutique rental feature oversized windows, wide plank flooring, recessed LED lighting, kitchens with white quartz countertops and GE stainless steel appliances, spacious closets, Mitsubishi heating and cooling systems, and in-unit laundry. Select units have private outdoor space.
Broadway Haus welcomes pets, and residential amenities include virtual doorman service, a fully equipped fitness center, bike storage, private on-site parking, and a landscaped roof terrace with skyline views. It is located in close proximity to Rainey Park, Hallets Cove Playground, popular Astoria dining, the Astoria ferry terminal, and the Broadway N/W trains.
The Aedan, Astoria
Developed by 30-33 29th Street Realty LLC | Design by Z Architecture
33 units | 7 stories
2 availabilities from $3,600/month
Now offering 1 month free rent on an 18-month lease
Developed by 30-33 29th Street Realty LLC | Design by Z Architecture 33 units | 7 stories 2 availabilities from $3,600/month
Now offering 1 month free rent on an 18-month lease
The Aedan (Modern Spaces)
New construction rental The Aedan launched leasing earlier this fall, but the building's low-rise height and brick facade make a respectful addition to its Astoria block. Select units have private balconies, and all interiors feature oversized triple-pane windows, wide plank wood floors, kitchens with quartz countertops and GE stainless steel appliances, Daikin split systems, and in-unit LG washers and dryers.
Residential amenities include virtual doorman service, private storage (for an additional fee), and a furnished, landscaped roof deck. Between the building's bike room, on-site parking, and proximity to the 30th Avenue N/W trains, there is no shortage of ways to get around. There is also no shortage of popular local restaurants and bars on surrounding blocks.
Newly Revealed Projects
343 East 17th Street, Gramercy
Developed by CIM Group | Design by StudioSC
67 units | 13 stories
Completion estimated for 2028
Developed by CIM Group | Design by StudioSC
67 units | 13 stories
Completion estimated for 2028
Rendering of 343 East 17th Street (StudioSC)
In December 2025, permits were filed for a 13-story building to rise on a vacant lot in Gramercy. Renderings by StudioSC show a light-colored building that puts a modern twist on classic Gramercy architecture, and the large, deeply set windows promise abundant natural light for the planned apartments inside.
A portion of apartments will be affordable, and all residents will arrive via a double-height lobby and have access to a second-floor amenity space, as well as landscaped terraces and lounges on upper levels. The site is located in close proximity to Stuyvesant Square Park, popular Gramercy dining, supermarkets like Whole Foods and Trader Joe's, and the First Avenue L train.
A portion of apartments will be affordable, and all residents will arrive via a double-height lobby and have access to a second-floor amenity space, as well as landscaped terraces and lounges on upper levels. The site is located in close proximity to Stuyvesant Square Park, popular Gramercy dining, supermarkets like Whole Foods and Trader Joe's, and the First Avenue L train.
6 East 43rd Street, Midtown East
Developed by VanBarton Group | Design by Gensler
441 units | 27 stories
Completion estimated for 2027
Developed by VanBarton Group | Design by Gensler
441 units | 27 stories
Completion estimated for 2027
Rendering of 6 East 43rd Street (Gensler)
Earlier this fall, developer Vanbarton Group acquired 6 East 43rd Street (also known as the Emigrant Savings Bank Building in honor of its longtime tenant) after securing a $300 million loan from Brookfield. The loan will finance both the $140 million purchase of the property and the conversion to a residential building with 441 units, 111 of which will be affordable under the 467-m program that provides developers with a tax exemption on conversion projects where 25% of units are designated affordable. The office building, which dates back to 1968, was previously considered too new to be converted to housing. However, City of Yes for Housing Opportunity changed the cutoff date of eligibility for Midtown office conversions from 1961 to 1991.
144 St. Felix Street, Fort Greene
Developed by Stretke | Design by FXCollaborative and ADP
240 units | 27 stories
Completion estimated for 2030
Developed by Stretke | Design by FXCollaborative and ADP
240 units | 27 stories
Completion estimated for 2030
Rendering of 144 St. Felix Street (FXCollaborative/ADP for Landmarks Preservation Commission)
On December 2, Landmarks reviewed an application to restore the facade of the landmarked Hanson Place Central United Methodist Church and perform the demolition necessary to incorporate it into the base of a new, 27-story tower. Twenty-five percent of the planned housing units would be affordable, which is both highly unusual for a historic district and an aspect supporters of the project kept coming back to. However, opponents objected on the grounds of harm to the historic district and blocked views of the landmarked Williamsburgh Savings Bank Tower, which has been converted to condominium One Hanson Place. Some owners in the building object to having their views blocked by the new tower, with some claiming that they were caught off guard by the project. However, One Hanson Place's offering plan notes that a tower on the church site was a distinct possibility.
It must be noted that Landmarks is only permitted to make decisions based on the architectural appropriateness of a project, not its planned uses. The December 2 hearing saw such volume of public testimony that no decision was made at the end of it. Instead, Landmarks invited the applicants to return at a later date when the developer, the architect, and the commission have all had time to consider the numerous points raised in the public testimony.
200 Kent Avenue, Williamsburg
Developed by Cornell Realty Management | Designer TBD
143 units | 14 stories
Completion estimated for 2028
Developed by Cornell Realty Management | Designer TBD
143 units | 14 stories
Completion estimated for 2028
200 Kent Avenue (NYC Planning)
In late October 2025, developer Cornell Realty Management submitted a rezoning application that would allow it to convert 200 Kent Avenue, a fairly new commercial building in north Williamsburg, to a mixed-use building with apartments starting on the fourth floor. The building is currently home to a Trader Joe's grocery store, but one of the first things Commercial Observer said was "Don't worry...the beloved grocery chain isn't going anywhere."
Of the 143 proposed housing units, as few as 29 or as many as 43 will be affordable, depending on the Mandatory Inclusionary Housing option the developer chooses. Some of the parking spaces below the grocery store would stay if the application is approved and the conversion goes forward, but the nearby North Williamsburg ferry will allow for scenic access to East 34th Street and Pier 11/Wall Street. Nearby attractions close to home include Domino Park and several popular retail and restaurant options.
30 Wharf Drive, Greenpoint
Developed by Halcyon Realty | Design by SLCE Architects
483 units | 40 stories
Completion estimated for 2029
Developed by Halcyon Realty | Design by SLCE Architects
483 units | 40 stories
Completion estimated for 2029
Rendering of 30 Wharf Drive (Halcyon Realty)
Construction is underway on 30 Wharf Drive, the next phase of the West Wharf development on the Greenpoint waterfront. Its towering height will allow for open views of the East River waterfront and the Manhattan skyline, and residents will enjoy access to the Harbor House amenity package with a state-of-the-art fitness center, basketball court, indoor pool, spa with hammam and plunge pools, bowling alley, golf simulator, children's playroom, coworking space, game room, and roof terrace with pool and sun deck.
Upon completion, the entire West Wharf project will include a total of five apartment buildings, two of which will be affordable. It is taking shape on a seven-acre site in a formerly industrial section of Greenpoint that has seen significant residential development in recent years. The project also includes a new waterfront esplanade, and was designed with flood resiliency in mind.
Upon completion, the entire West Wharf project will include a total of five apartment buildings, two of which will be affordable. It is taking shape on a seven-acre site in a formerly industrial section of Greenpoint that has seen significant residential development in recent years. The project also includes a new waterfront esplanade, and was designed with flood resiliency in mind.
West Wharf Hammam (Halcyon Realty)
West Wharf, fall 2025 (CityRealty)
1166 Bedford Avenue, Bedford-Stuyvesant
Developed by Khalifah Residences | Designer TBD
144 units | 12 stories
Completion TBD
Developed by Khalifah Residences | Designer TBD
144 units | 12 stories
Completion TBD
Previous rendering of 1166 Bedford Avenue (Kalel Companies)
In the latest example of a house of worship seeking to convert its property to residential use, Masjid Abdul Muhsi Khalifah has teamed up with developer Kalel Companies on the redevelopment of a three-story building owned by the mosque and spanning the length of Bedford Avenue between Madison and Putnam Streets. They have applied for a rezoning that would let them raze this building and erect a mixed-use building with community space (reserved for the mosque and K-8 Clara Muhammad School), commercial space, and 144 affordable senior housing units. The project is in extremely early stages - renderings on Kalel Companies' website do not depict the expanded building they want approval for, and information is limited on amenities - but the site is close to the A, C, and G trains.
224-240 Clarkson Avenue, Prospect Lefferts Gardens
Developed by Keren Star Management | Design by S. Wieder Architect
198 units | 10 stories
Completion estimated for 2028
Developed by Keren Star Management | Design by S. Wieder Architect
198 units | 10 stories
Completion estimated for 2028
Axonometric diagram (NYC Department of Buildings)
After filing demolition permits for a lot on Clarkson Avenue earlier this year, developer Keren Star filed permits for a pair of 99-unit buildings in Prospect Lefferts Gardens. Crain's New York Business notes that City of Yes might have accommodated a larger project on the site, but the developer decided to split it into two tax lots and build the smaller projects owing to wage requirements under the 485-x affordable housing tax break. Some apartments will be designated as low-income units, but the exact number is not available.
The project is to include 20 parking spaces, but the site is located in close proximity to the Winthrop Street 2/5 trains. It is also located near Prospect Park, the Lefrak Center at Lakeside skating rink, and Little Caribbean dining.
The project is to include 20 parking spaces, but the site is located in close proximity to the Winthrop Street 2/5 trains. It is also located near Prospect Park, the Lefrak Center at Lakeside skating rink, and Little Caribbean dining.
1417 Avenue U, Homecrest
Developed by The Jackson Group | Designer TBD
76 units | 7 stories
Completion estimated for 2028
Developed by The Jackson Group | Designer TBD
76 units | 7 stories
Completion estimated for 2028
1417 Avenue U (The Jackson Group)
About two years after The Jackson Group acquired 1417 Avenue U for $4.6 million, its rezoning application to allow for a new seven-story mixed-use building with 76 units (19-23 of which will be permanently affordable) is working its way through ULURP. Brooklyn's Community Board 15 did not vote to approve it, but the Brooklyn Borough President did. While the district currently allows for multi-family buildings, the rezoning would allow a project of this size to take shape. The one-story commercial building formerly on the site has already been demolished, and amenities in the planned building are to include a roof terrace and on-site parking. The Avenue U Q train is one block from the site.
26-34 28th Street, Astoria
Developed by Aniska28 Realty LLC | Design by Z Architecture
56 units | 7 stories
Completion TBD
Developed by Aniska28 Realty LLC | Design by Z Architecture
56 units | 7 stories
Completion TBD
Rendering of 26-34 28th Street (Z Architecture)
Less than a year after a developer bought the site at 26-34 28th Street for $8.5 million, renderings for a mixed-income building appeared on Z Architecture's website. They depict a building with a red brick facade and factory-inspired windows. Upper-level setbacks allow for large terraces, and the rendering shows several private balconies and what looks to be a shared roof terrace. The site is in a central location near Astoria Park, popular Astoria Boulevard dining, and the 30th Avenue N/W trains. However, no permits have been filed for this project or any other as of yet.
110 East 138th Street / 63 Exterior Street, Mott Haven
Developed by Phipps Houses and Douglaston Development | Design by Dattner Architects
537 units | 15 and 26 stories
Completion estimated for 2028
Developed by Phipps Houses and Douglaston Development | Design by Dattner Architects
537 units | 15 and 26 stories
Completion estimated for 2028
110 East 138th Street and 63 Exterior Street (NYC Planning)
Just before Thanksgiving, a joint venture between Phipps Houses and Douglaston Development submitted a land use application for a new residential project in Mott Haven to be completed in two phases. Phase one will be 183 affordable senior housing units, phase two will be a family building with community facility space and 354 affordable units, and both buildings will be connected by a shared glass lobby to facilitate an intergenerational community. In addition to the new housing, the project calls for a new public walkway along the Harlem River waterfront that will consist of a boardwalk, flex lawn area and storm water planting, a sun deck, and seating options. It will also include new public open space with a playground, fitness area, dog run, and sitting/relaxing area.
Google Earth view of 110 East 138th Street
The application comes in the wake of the Lower Concourse Rezoning of 2009, which allows for a mix of residential, commercial, and light industrial uses in an underutilized waterfront area in the Bronx. However, further rezoning is required to accommodate the project's proposed height as well as to allow for a screening buffer on the new waterfront public access area that both meets safety requirements and allows for river views.
350 Grand Concourse, Mott Haven
Developed by Shorewood Real Estate Group | Design by NBO4 Architecture
304 units | 14 stories
Completion estimated for 2028
Developed by Shorewood Real Estate Group | Design by NBO4 Architecture
304 units | 14 stories
Completion estimated for 2028
350 Grand Concourse
As of this writing, Bronx's Community Board 1 is reviewing an application for a new mixed-use building at 350 Grand Concourse. Shorewood Real Estate Group bought the development site for $28.5 million in December 2024, and submitted an application for a residential building with a Food Bazaar grocery store in September 2025. It is seeking FRESH certification, which offers tax incentives to projects that bring healthy food to the surrounding neighborhood.
In addition to the new housing units and grocery store, the project is set to include a parking garage. However, it is located in close proximity to the 138th Street-Grand Concourse 4/5 trains, not to mention Hostos Community College and Lincoln Hospital.
In addition to the new housing units and grocery store, the project is set to include a parking garage. However, it is located in close proximity to the 138th Street-Grand Concourse 4/5 trains, not to mention Hostos Community College and Lincoln Hospital.
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