By Jason Smith
As New York City enters Climate Week, the NYC City Planning Commission is poised to vote on the City of Yes for Housing Opportunity (COYHO) zoning proposal—a plan designed to address NYC’s housing shortage by encouraging a little more housing in every neighborhood, especially housing near mass transit. The New York League of Conservation Voters (NYLCV) strongly supports this proposal, which will not only improve housing accessibility and affordability for New Yorkers but also promises to reduce greenhouse gas (GHG) emissions as we work to curtail the impacts of climate change.
New York State boasts some of the most ambitious climate laws in the country, including the Climate Leadership and Community Protection Act at the state level and New York City’s Local Law 97, both of which aim to slash GHG emissions. However, NYC’s zoning regulations often hinder progress in both housing development and emissions reduction.
In order to both effectively tackle the housing crisis and meet our climate goals, we must address two major sources of emissions: transportation and buildings. While the city made great climate progress when it adopted the City of Yes for Carbon Neutrality zoning proposal in 2023, COYHO provides another path to transform both sectors by increasing housing supply while reducing car dependency and improving air quality.
While NYLCV fully supports the entirety of COYHO, the areas we focus on here – town center zoning, accessory dwelling units, residential conversions, transit-oriented development, and the removal of parking requirements – are top priorities for the League and are especially beneficial to the climate fight.
One critical element of COYHO for both housing and climate is town center zoning, which encourages mixed-use developments. By legalizing small apartment buildings above businesses in low-density areas, COYHO would concentrate development in town centers and thereby create new housing, support local businesses, reduce vehicle miles traveled, and encourage active transportation. All of these are important parts of building a more sustainable and resilient urban environment.
Another key provision of COYHO is that it would legalize accessory dwelling units (ADUs) like backyard cottages and basement apartments, providing additional housing options without significantly altering the character of neighborhoods. This approach will also help avoid urban sprawl, preserve open spaces, and offer flexible housing solutions. Additionally, ADUs allow homeowners to generate rental income or create living space for relatives, thereby supporting families while addressing the housing shortage.
COYHO also facilitates residential conversions, which involves turning underutilized non-residential buildings into much-needed housing, revitalizing urban areas and promoting efficient land use by repurposing existing buildings. This strategy minimizes the environmental impact associated with new construction and maximizes the use of existing structures. It also provides a boost to NYC’s housing supply, increasing affordability for homeowners and renters.
Another win for both communities and the climate in the COYHO is that it takes measures to encourage the construction of modest, three to five-story apartment buildings near transit hubs, creating more walkable neighborhoods where residents can easily access public transit, businesses, and services. This concept, which the League has long advocated for across the state, is called transit oriented development and it is known to reduce car dependency, which leads to lower GHG emissions and improved air quality. Encouraging mixed-use development around transit stations also promotes walking and cycling, which are essential for healthier lifesty les.
One major aspect of COYHO that NYLCV fully supports is removing parking requirements in the city’s zoning resolution. Introduced in the 1950s and 60s, these mandates require new residential developments to include a minimum number of parking spaces—even in areas well-served by public transit. Given that most New Yorkers commute using public transportation, these requirements are no longer relevant and unnecessarily incentivize car ownership and fossil fuel use, resulting in more traffic and higher emissions. Eliminating them will not only lower housing costs but also encourage more sustainable modes of transportation and free up land for green spaces or additional housing. This shift can also help reduce the urban heat island effect and improve air quality.
While some have expressed concern about this element of the plan, it is important to note that eliminating parking mandates does not ban new parking. Instead, it would allow developers to meet the needs of each neighborhood. Cities like San Francisco and Minneapolis have successfully ended parking mandates, and NYC should follow suit.
Our analysis of these proposed reforms should make clear that COYHO is not just about housing—it’s about creating a greener NYC and making progress on our climate goals. As this plan moves through the land use review process, we urge the NYC City Planning Commission and City Council to approve it without weakening its provisions. Many aspects of COYHO are interconnected; for example, without eliminating parking mandates, the town center zoning component loses its effectiveness. Any modifications or concessions should be minimal in order to maintain the integrity of the plan.
By passing the City of Yes for Housing Opportunity zoning reform proposal during Climate Week, we can take a crucial step toward addressing the twin challenges of climate change and a severe housing shortage. Let’s ensure our leaders hear our voices, approve this plan, and move New York City closer to a more sustainable and equitable future.