One of the most significant zoning updates for housing in New York City is the Universal Affordability Preference or UAP, introduced under the City of Yes for Housing Opportunity (COYHO) amendment. For developers, homeowners, investors and local agents in Staten Island and Brooklyn, understanding UAP is essential to seizing development and accessory-unit opportunities.

What Is the UAP?

The UAP creates as-of-right opportunities for developments in medium- and high-density zoning districts (R6-R10) to increase floor area by at least 20 %, so long as the additional space is dedicated to permanently affordable housing. New York City Government+2Nixon Peabody LLP+2 Projects must offer income-restricted units averaging no more than 60 % of Area Median Income (AMI) and limit income bands to three with a cap at 100 % AMI. New York City Government+1

Why It Matters in Staten Island & Brooklyn

For homeowners, small-scale developers or investors in neighborhoods in the 103xx and 11209, 11214, 11228 zones, UAP opens new potential:

• Redevelop a lot or add units with favorable zoning if you include permanently affordable units.

• Use UAP to meet ADU and accessory-home goals, given zoning flexibility.

• Stay competitive as City of Yes reforms roll out deeper affordability and alternative housing forms.

Key Requirements and Considerations

• The bonus floor area is tied strictly to affordable units, not to market-rate units. Herbert Smith Freehills+1

• The development must meet unit mix and affordability thresholds (ex: at least 20 % of affordable floor area targeting ≤ 40 % AMI in certain large sites). New York City Government+1

• The program replaces older inclusionary housing rules in many zones and simplifies “bonus” pathways for mixed-use or housing conversion. Greenberg Traurig+1

For anyone navigating zoning, accessory units, renovation or development in Staten Island or Brooklyn today, UAP is not a back-burner detail, it’s a strategic advantage. I’m here to help you interpret how it applies locally and use it to your benefit.

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Joseph Ranola | Five-Star Staten Island & South Brooklyn Realtor® (30 + Google reviews)
Associate Broker · Matias Real Estate | Founder · Bridge & Boro Team
Serving 103xx and 11209 / 11214 / 11228 | $25 M + closed volume
📞 917-716-1496 | ranolarealestate.com