A New Blueprint for Affordability
The City of New Rochelle, New York’s downtown development initiative is a comprehensive zoning and permitting reform package that has resulted in the construction of thousands of new apartments, with at least 10% being affordable at 70% area median income (AMI). This increase in housing supply not only slowed rent growth compared to nearby markets, but also shortened the time it takes for developers to receive necessary approvals. Since the program launched in 2015, the city now treats zoning and permitting reform as a comprehensive systems change, rather than a series of incremental, parcel-level reforms. Projects in the Downtown Overlay Zone that meet code standards can be approved in 60–90 days, a drastic improvement over the former process. While many cities have been looking to reform zoning in recent years, New Rochelle’s comprehensive approach, and measurable results, show strong city leadership and a commitment to innovative solutions.
Growing the Rental & Housing Supply
New Rochelle stands out for how the city packaged downtown revitalization and affordability, addressing not only zoning but processes, operating systems, and tax-based incentives.
Since 2020, median rents in New Rochelle have risen by just 1.6%, compared to increases of 25%+ in nearby markets. From 2020-2023, rents actually fell by about 2%, even as national rents rose by double-digit rates. New Rochelle is actively building on the Downtown Overlay Zone’s framework to encourage growth in the “missing middle,” and is providing more opportunities for homeownership through social and retail infrastructure.
37% increase
in apartment stock
4,500 units built
11,000 units approved
For more than a decade, our work has been guided by a clear belief that bold, well-crafted policy can expand opportunity and make our city more accessible to all. We’ve approached the housing crisis with urgency and intention —demonstrating that forward-looking tools can increase supply, stabilize costs, and strengthen communities. Through our Downtown Overlay Zone, form-based zoning, and incentives tied to meaningful public benefit, we’ve delivered thousands of new homes while reinvesting in the public realm and overall quality of life. This recognition affirms that progress, and reinforces our commitment to deepening affordability and expanding pathways to homeownership.
Yadira Ramos-Herbert
Mayor of New Rochelle