On November 4, 2025, New York City voters approved several ballot measures designed to accelerate and simplify the City’s land use review and approval processes — particularly for affordable housing and modest infrastructure projects. These changes mark the most significant reforms to the City’s land use procedures in decades and are expected to streamline development timelines while prioritizing equity and resilience. Below is a summary of the key approved proposals and what they mean for property owners, developers, and community stakeholders.
Ballot Proposal 2: Fast Track for Affordable Housing
This measure establishes two new “fast track” approval paths to expedite the creation of affordable housing:1. Publicly Financed Affordable Housing Projects Projects sponsored by a Housing Development Fund Company and meeting neighborhood character standards can now be reviewed directly by the Board of Standards and Appeals (BSA). These applications will undergo Community Board review before final approval by the BSA.
Affordable Housing in Underproducing Districts Every five years, beginning in October 2026, the City will publish a report ranking all 59community districts by their affordable housing production. The 12 districts with the lowest production will become eligible for the new fast track process. In these districts, applications will still include a 60-day Community Board review, with concurrent review by the Borough President, followed by a final vote by the City Planning Commission(CPC) — bypassing City Council approval altogether.
This initiative aims to direct resources and expedite projects in communities that have historically produced the least affordable housing.
Ballot Proposal 3: Expedited Land Use Review Procedure (ELURP)
The Expedited Land Use Review Procedure (ELURP) introduces a simplified and shorter approval process for smaller-scale housing and infrastructure projects.
Eligible modest housing projects include:
● In medium- and high-density areas, rezoning to enable up to 30% more residential floor area;
● In low-density areas, rezonings permitting apartment buildings up to 45 feet in height and with an FAR of 2.0;
● City actions related to affordable housing, including acquiring, leasing, or selling land for development.
Eligible infrastructure projects include:
● Raising the height of streets to prevent flooding;
● Constructing waterfront projects to strengthen the coastline;
● Creating new parks or nature preserves;
● Installing solar panels on public buildings;
● Assisting homeowners in flood-prone areas with relocation.
Under ELURP, the total review time is cut roughly in half. Community Board and Borough President reviews occur concurrently for 60 days, followed by a 30-day CPC review period. The CPC’s decision is final unless City Council review is required under state law.
Ballot Proposal 4: Affordable Housing Appeals Board
This measure establishes a new three-member Affordable Housing Appeals Board, composed of representatives selected by the Mayor, City Council Speaker, and Borough President. The Board can review and potentially overturn City Council decisions that rejector modify affordable housing applications. This replaces the Mayor’s veto power in such cases and provides a new mechanism to balance local, boroughwide, and citywide interests in the approval process for affordable housing developments
What This Means Going Forward
Some provisions of these measures take effect immediately, while others — particularly those requiring new reporting or procedural changes — will roll out over the coming year. Together, these reforms signal a Citywide shift toward more efficient, predictable, and equitable review processes, especially for affordable housing and climate-resilient infrastructure. Developers, nonprofit housing sponsors, and property owners should begin assessing how these changes could affect current and future projects. With the introduction of ELURP and the fast-track approval options, understanding eligibility criteria will be critical to maximizing project feasibility under the new framework.
Need Guidance?
As implementation details continue to emerge, staying informed will be essential. Our team is closely monitoring the rollout of these reforms and forthcoming guidance from City agencies. If you have questions about how these new measures may affect your land use applications or development strategies, please contact us.
Adapted from charter.nyc/questions
