NYC Rezoning and ULURP, Explained: A Resident's Guide

TL;DR

• ULURP is the Uniform Land Use Review Procedure, the public-review track in NYC Charter §§197-c and 197-d that governs every major rezoning, special permit, sale of city property, and urban-renewal plan in NYC. Enacted 1975, substantially rewritten 1989 after the Board of Estimate was dissolved, partially restructured again November 4, 2025.
• The statutory clock is 205 days from CPC certification to mayoral action: 60 (community board) + 30 (Borough President) + 60 (CPC) + 50 (Council) + 5 (Mayor). Pre-certification at DCP runs unclocked, typically 6 to 18 months. The Article 78 court window is a separate four months under CPLR §217.
• Charter §197-c(a) lists twelve action categories, commonly summarized as seven buckets. The Council casts the final binding vote on most full-ULURP actions (majority = 26 of 51; override of mayoral objections = 34 of 51). The mayoral ULURP veto has been used only six times since 1989; Adams’s July 30, 2025 Bally’s Bronx casino veto was the sixth.
• Member deference is the unwritten Council rule that the local Council Member’s lean drives the full Council on spot rezonings. The Real Deal: no housing proposal approved through ULURP without local Member support in 16 years (as of September 2025). The streak cracked twice in a single September 2025 meeting (East 7th Street, Brooklyn; a Bronx supportive-housing rezoning).
• The November 4, 2025 ballot amendments (Q2 AHFT, Q3 ELURP, Q4 Affordable Housing Appeals Board) carve affordable housing and modest residential rezonings out of the Council-vote-required pipeline. CPC becomes the final decider for qualifying ELURP and AHFT actions; the new three-member Affordable Housing Appeals Board can override Council disapproval by 2-of-3 within 15 days. AHFT’s first district list is due October 1, 2026; first applications January 1, 2027.
• Mayor Mamdani named Sideya Sherman as both CPC Chair and DCP Director on February 24, 2026. Land Use Committee Chair: Kevin Riley (D-12, Bronx). Housing & Buildings Chair: Pierina Sanchez (D-14, Bronx). Speaker: Julie Menin (D-5).

Most NYC residents intuit a rezoning the way they intuit weather: it just happens to a neighborhood. It does not just happen. There is a 205-day clock, a 51-member Council, a 13-member City Planning Commission, an unwritten Council rule that gives one elected official effective veto power, and a new layer of Charter amendments voters passed November 4, 2025 that partly bypasses all of it for affordable housing. This page is the map.

For the full Power Map of how NYC city government works (Mayor Mamdani, Speaker Menin, the Borough Presidents, the City vs Albany vs federal boundary), the politics pillar is the parent. This guide picks up where the pillar’s ULURP row ends.

What ULURP Is and Why It Exists

ULURP, the Uniform Land Use Review Procedure, is the public-review track that NYC Charter §§197-c and 197-d require for major land-use actions in New York City. Enacted in the 1975 Charter amendment, substantially rewritten in the 1989 revision after the Supreme Court’s Morris v. Board of Estimate decision dissolved the Board of Estimate on equal-protection grounds. The 1989 rewrite moved the final binding vote to the 51-member City Council and expanded the City Planning Commission from 7 members to 13. That architecture held through November 2025, when voters passed three Charter Revision Commission amendments (AHFT, ELURP, the Affordable Housing Appeals Board) that partly carve out affordable housing and modest residential rezonings. For everything outside those new carve-outs, the legacy ULURP remains intact.

What ULURP covers. Charter §197-c(a) lists twelve action categories: zoning map changes, zoning text changes, special permits within CPC jurisdiction, site selection for capital projects, sale or lease of city real property, urban renewal plans, franchise-related land actions, city-map changes, subdivision plattings, revocable consents, sanitary or waterfront landfills, real property acquisitions, and other property matters added by Council local law. Planners and developers commonly summarize the twelve as seven practical buckets, but the statute itself enumerates twelve.

What ULURP does not cover. As-of-right development within existing zoning (the bulk of new NYC construction). State-authorized projects via Empire State Development Corporation overrides (Atlantic Yards/Pacific Park in December 2006). Landmark designations (the Landmarks Preservation Commission runs those). Most NYCHA-led infill via the state-authorized Public Trust pathway. The scope-fencer below names the rest.

The Seven-Step ULURP Process Map and the 205-Day Clock

ULURP is a sequenced procedure with a statutory clock at every stage except pre-certification.

Step 1: Pre-certification at the Department of City Planning. The applicant files; DCP reviews for completeness and certifies. Not statutorily timed. In practice 6 to 18 months, longer on complex actions. The 205-day clock starts the day DCP certifies.

Step 2: Community board review (60 days). The relevant community board holds a required public hearing and votes within 60 days. Advisory only. Written recommendation goes to CPC, the applicant, and the Borough President.

Step 3: Borough President recommendation (30 days). The BP files a written recommendation within 30 days. Advisory only.

Step 4: City Planning Commission review (60 days). CPC holds a required public hearing and votes within 60 days to approve, approve with modifications, or disapprove. The CPC vote is a binding recommendation to the Council, not a final approval. Under specific §197-d conditions the Council can override a CPC disapproval (two-thirds in some circumstances, simple majority in others, depending on action type).

Step 5: City Council review (50 days). The Land Use Committee under Chair Kevin Riley (D-12, Bronx) and the Subcommittee on Zoning hold hearings. The full Council votes. The Council vote is the final binding decision for most ULURP actions outside the new ELURP/AHFT carve-outs. Threshold: simple majority (26 of 51).

Step 6: Mayor’s review (5 days). Mayor Mamdani signs, files objections, or takes no action. If objections are filed, the Council has 10 days to override by two-thirds (34 of 51). The mayoral ULURP veto has been used only six times since 1989. Adams’s July 30, 2025 veto of the Council’s rejection of the Bally’s Bronx casino rezoning was the sixth.

Step 7 (optional, post-ULURP): Article 78 court challenge. Aggrieved parties can file an Article 78 proceeding in NY Supreme Court within four months of the final agency action under CPLR §217. Standard of review: arbitrary and capricious. This four-month window is separate from the 205-day in-ULURP clock.

Total in-ULURP clock: 205 days minimum. Add unclocked pre-certification at DCP (6 to 18 months) on the front end, and the optional four-month Article 78 window on the back end. Most complex rezonings run 12 to 24 months from initial DCP filing to a Council decision.

Who Actually Decides: CB Advisory, CPC Binding-Recommendation, Council Final

Three legal layers of authority, each with a different binding force. The single section most developer guides garble.

Community Board: advisory only. NYC has 59 community boards (12 Manhattan, 18 Brooklyn, 14 Queens, 12 Bronx, 3 Staten Island), each with up to 50 unsalaried volunteer members. Half are appointed unilaterally by the Borough President; half are nominated by Council Members whose districts overlap with the community district. Terms are two years, staggered. CBs hold a required public hearing on each ULURP application and vote within 60 days. The vote cannot stop or approve a project. Why CBs matter politically: the local Council Member almost always follows the CB on spot rezonings, so a CB no vote raises the political cost of a Council yes vote substantially.

Borough President: advisory only. Five BPs as of January 1, 2026: Hoylman-Sigal (Manhattan), Reynoso (Brooklyn, second term), Gibson (Bronx), Richards (Queens), Fossella (Staten Island, the only Republican). Each files a written recommendation within 30 days and also appoints CB members and one CPC commissioner.

City Planning Commission: binding recommendation with Council override. 13 members: 7 appointed by the Mayor (including the Chair), 5 by the Borough Presidents (one each), 1 by the Public Advocate. Mayor Mamdani named Sideya Sherman as both CPC Chair AND DCP Director on February 24, 2026, succeeding Dan Garodnick. Sherman previously served as NYC’s Chief Equity Officer and Commissioner of the Mayor’s Office of Equity & Racial Justice. Mamdani also reappointed Eric Enderlin (HDC President) and Edith Hsu-Chen (DCP Executive Director).

City Council: final binding vote. 51 members. Land Use Committee under Chair Kevin Riley (D-12, Bronx) and Subcommittee on Zoning; Housing & Buildings Committee under Chair Pierina Sanchez (D-14, Bronx); Speaker Julie Menin (D-5) controls the floor calendar. Threshold: simple majority (26) approves most ULURP actions; two-thirds (34) overrides a mayoral veto within 10 days; two-thirds is also required in specific circumstances to reverse certain CPC disapprovals.

Mayor: 5 days to act. Mamdani signs, files objections, or takes no action. The mayoral ULURP veto has been used only six times since 1989.

Member Deference: The Unwritten Rule That Decides Most Rezonings

Member deference is the informal Council convention that the full Council follows the local Council Member’s vote on land-use actions in their district. It is not in the Charter or Council Rules. It is the operating reality.

How it works: developer files a spot rezoning in Council District X. DCP certifies, CB and BP vote (advisory), CPC votes (binding recommendation, usually approve). Then Land Use Committee schedules a hearing, and the local Council Member’s office takes the negotiating lead with the applicant on affordability percentages, height and setback, infrastructure commitments (NYCHA capital, parks, transit, schools), and community-benefits language. The Member signals yes or no. The Land Use Committee follows. The full Council follows. The political fight is at the Council Member’s office, not at CPC.

Per The Real Deal (September 25, 2025): “no housing proposal has been approved through ULURP without the support of the local councilmember in 16 years.” That streak broke twice in a single Council meeting that September.

Bally’s Bronx casino, July 2025: deference held. Local Member: Kristy Marmorato (R, D-13 Bronx, Throggs Neck/Pelham Bay). She called the rezoning “predatory development.” Council vote July 14: 29-9 to reject. Mayor Adams vetoed July 30 (the sixth mayoral ULURP veto since 1989). The Council took no action by the August 11 override deadline; the veto held; the casino rezoning was preserved.

1946 East 7th Street, Homecrest, Brooklyn, September 2025: deference broken. Local Member: Simcha Felder (D, D-44 Brooklyn, Common Sense Caucus). Action: rezoning from R5 to R6A/R7A for 53 units of senior affordable housing by developer Ahi Ezer. CB15 voted 32-0 against. BP Reynoso recommended approve. CPC approved. Council vote: 37-8 to approve over Felder’s no.

Bronx supportive housing, September 2025: deference broken. Same Council meeting. 58 units of supportive housing for people released from incarceration in D-13. Local Member: Marmorato again. The Council overrode her. The September 2025 same-meeting double break was the first multi-vote member-deference break since 2021 and 2009.

Bruckner Boulevard, October 2022: deference held via reversal. Local Member Marjorie Velázquez (D, D-13 Bronx) opposed the rezoning publicly until the morning of the Council vote, then reversed under pressure from Mayor Adams, Speaker Adrienne Adams, the carpenters’ union, and colleagues threatening to override her. She lost her 2023 re-election.

The November 2025 Charter amendments below were drafted explicitly to weaken member-deference’s grip on housing production.

Who Files ULURP Applications and the Recent Named Rezonings

Three applicant categories. Private developers file most ULURP applications by volume, almost always spot rezonings on a specific lot. The Department of City Planning files citywide text amendments and neighborhood-scale rezonings. HPD files occasionally for affordable-housing dispositions and Mitchell-Lama or NYCHA infill plays.

The named recent rezonings every plugged-in NYC resident should know:

• Atlantic Yards / Pacific Park (December 2006). NOT a ULURP action. Approved by the State of New York through an Empire State Development Corporation override under the Urban Development Corporation Act. The textbook scope-fence example: state-priority projects sometimes bypass NYC’s land-use procedure entirely.
• Inwood rezoning (2018). Council approved August 2018 under de Blasio. December 19, 2019: NY Supreme Court vacated under Article 78. July 2020: First Department unanimously reversed, restoring the rezoning. November 2020: Court of Appeals declined further review. The textbook Article 78 case.
• Gowanus rezoning (November 2021). Council approved November 10, 2021; signed November 23. Local Members Brad Lander (then D-39) and Stephen Levin (then D-33) negotiated a 21-page deal securing $200 million for NYCHA repairs. The textbook Council-Member-as-negotiator case.
• SoHo/NoHo rezoning (December 15, 2021). Council vote 43-5 to approve under de Blasio. Up to 3,500 new units (about 900 permanently affordable via Mandatory Inclusionary Housing). CB2 voted reject; BP Brewer voted reject; CPC and Council overrode both. Shows the CB and BP advisory votes can be overridden when the political dynamic supports the action.
• City of Yes for Housing Opportunity (December 5, 2024). Council vote 31-20 under Adams and Speaker Adrienne Adams. Citywide text amendment filed by DCP. Up to 80,000 new units of capacity over 15 years; $5 billion Council-Mayor capital plan. Member deference does not apply to citywide text amendments; the Speaker negotiates the package.
• Atlantic Avenue Mixed-Use Plan (May 2025). DCP-filed 21-block rezoning. 4,600 new homes (1,440 permanently affordable), 2,800 permanent jobs, more than $200 million in Council-secured commitments. Local Council Members Crystal Hudson (D-35) and Chi Ossé (D-36) were the named collaborators. The marquee 2025 DCP-filed rezoning.
• Bally’s Bronx casino (July 2025). Council reject 29-9; Adams veto July 30; veto held August 11.

As of June 2026, no high-profile Mamdani-administration-initiated spot rezoning is publicly identifiable in active ULURP. Sherman was confirmed as DCP Director only February 24, 2026, and DCP-filed text amendments typically take 18-plus months from concept to certification.

How the 2025 Charter Amendments Changed ULURP

On November 4, 2025, NYC voters approved three Charter Revision Commission ballot proposals that substantively rewrote ULURP for the first time since 1989. The 2025 Commission was appointed by Mayor Eric Adams in July 2025 and chaired by Richard R. Buery Jr., CEO of Robin Hood Foundation. (A separate late-term Adams CRC was appointed December 31, 2025 with a different focus; do not conflate the two.)

Question 2: Affordable Housing Fast Track (AHFT). Every five years, HPD and DCP identify the 12 community districts with the lowest 5-year affordable-housing production. Affordable-housing rezonings in those 12 districts route through a 90-day expedited review ending at CPC, with no Council vote. First district list due October 1, 2026. First applications January 1, 2027.

Question 3: Expedited Land Use Review Procedure (ELURP). Applies to: residential rezonings increasing capacity by up to 30 percent in medium and high-density districts; low-density rezonings up to 2.0 FAR and 45 feet of height; climate, solar, open space, and city property transactions. The track runs concurrent 60-day CB and BP review, then a 30-day CPC review. No Council vote. Total: 90 to 120 days. Operative now; no high-profile invocation publicly identified as of June 2026.

Question 4: Affordable Housing Appeals Board. A new three-member board (Mayor, Council Speaker, relevant Borough President, or designees) can override a Council disapproval or modification of an affordable-housing ULURP application by a 2-of-3 vote within 15 days of the Council action, restoring the original CPC-approved application. Replaces the rarely-used mayoral veto for affordable-housing ULURP. Operative now; no use case publicly identified as of June 2026.

The Adams-appointed Commission explicitly framed the package as a member-deference reform. The City Council pushed back through litigation; a Common Sense Caucus suit challenging the ballot proposals was dismissed in October 2025. Pro-housing coalition (REBNY, Open New York) backed; tenant advocates and Council allies opposed. All three passed November 4.

What this means for residents: for actions qualifying under AHFT or ELURP, the Council is no longer the final venue. The political fight moves to CPC under Chair Sherman and to the Appeals Board for affordable-housing disputes. For everything else (most spot rezonings, citywide text amendments above the ELURP threshold, most special permits, dispositions, urban renewal plans), the legacy 205-day procedure is unchanged. The City of Yes implementation, the LIFT Task Force’s July 1, 2026 city-owned-land deliverable, and the underperforming 485-x affordable-housing pipeline (about 2,600 units across 118 registrations as of early 2025, roughly 3 percent of the citywide goal) all continue through the existing tracks; for the cross-cluster housing-supply math, see the NYC housing guide.

How Residents Actually Engage With ULURP

Four concrete paths. Three unpaid, one (the last) a last resort.

Path 1: Get appointed to your community board. The highest-leverage path for sustained influence. Apply through your Borough President’s office, typically on an annual cycle. Eligibility: live, work, or have a significant interest in the community district; NYC resident. The process runs through an independent screening panel and an interview with BP staff. Terms are two years, staggered; reapplication is required before each term expires. Citywide directory: nyc.gov/communityboards (each BP also runs its own portal). Service: monthly meetings, votes on every ULURP application affecting your district, plus liquor licenses, capital and expense budget priorities, and street redesigns.

Path 2: Testify at the required public hearings. Every ULURP application gets at minimum two required public hearings: one at the community board during the 60-day CB window, one at CPC during the 60-day CPC window. Most also get a Council Land Use Committee or Subcommittee on Zoning hearing during the 50-day Council window. Format: roughly two minutes per speaker, on the public record, read by elected officials’ staff even when principals are not in the room. Venues: community board meetings (varies by CB); CPC public hearings (historically held at DCP headquarters, 22 Reade Street, Manhattan; verify against the live CPC calendar); Council Land Use hearings (250 Broadway and the City Hall chamber for the full Council floor vote).

Path 3: Contact your Council Member during the 50-day Council window. Because of member deference, the Council Member’s office is where the political negotiation actually happens. After the CPC vote, the 50-day Council clock starts; calls, emails, and constituent meetings matter. Find your Member through the NYC Council Districts Directory at council.nyc.gov/districts (or the site directory at /directory/council-districts). For affordable-housing ULURP actions post-November 2025, the new Affordable Housing Appeals Board can override Council Member opposition on a 2-of-3 vote within 15 days, which changes the Member’s leverage on those specific actions.

Path 4: File an Article 78 court challenge. Last resort. Aggrieved parties file in NY Supreme Court (Civil Term) in the county where the action occurred, within four months of final agency action under CPLR §217. Standard: arbitrary and capricious. Common grounds: SEQRA or CEQR environmental-review deficiencies, ULURP procedural errors, violations of lawful procedure. The Inwood precedent is the textbook case: the December 2019 trial-court vacatur was unanimously reversed by the First Department in July 2020, and the Court of Appeals declined further review November 2020. Article 78 can succeed at trial-court level but rarely survives appellate review. Requires counsel.

What ULURP Does Not Touch

The scope-fence. ULURP applies only to the twelve §197-c(a) action categories. It does not govern:

• As-of-right development within existing zoning. The bulk of new NYC residential construction proceeds under as-of-right rules; building permits run through the Department of Buildings.
• State-authorized projects via ESDC override. The Urban Development Corporation Act lets Empire State Development Corporation override NYC zoning when projects are designated state priorities. Atlantic Yards / Pacific Park (December 2006) is the textbook case.
• Landmark designations. Run through the Landmarks Preservation Commission, not ULURP. Designations can interact with subsequent ULURP actions on the same site.
• NYCHA infill via the Public Trust pathway, a state-authorized framework with its own structure.
• Affordable housing in AHFT districts and modest residential rezonings under ELURP (post-November 2025). Both routes end at CPC with no Council vote.

The housing-supply implication is the cross-cluster bridge: rezonings unlock developable sites, and most affordable-housing program math (485-x, MIH, Mitchell-Lama redevelopments) depends on ULURP-enabled density.

Read Next

• How NYC City Government Works in 2026. The parent pillar. The Power Map; Mayor Mamdani’s powers and limits; Speaker Menin’s Council; the City-vs-Albany-vs-federal boundary.
• NYC Housing Guide. The cross-cluster bridge. How rezonings unlock developable sites; the 485-x pipeline; Mandatory Inclusionary Housing.
• NY State Budget 2026: What It Means for NYC. State-level land-use levers that bypass ULURP; the Albany money flow that funds NYC’s affordable-housing programs.
• About NYC Daily TL;DR. The operating constitution behind every claim on this page and the daily briefing it produces.

Sources

• NYC Charter §§197-c and 197-d, statutory anchor for ULURP, the twelve action categories under §197-c(a), the 205-day stage allocations, and the override math under §197-d (simple majority for standard Council approval; two-thirds within 10 days to override mayoral objections; two-thirds in specific circumstances for certain CPC disapprovals). Via nyccharter.readthedocs.io and the amlegal codelibrary.
• NYC Charter Chapter 70 (Community Boards), 50-member cap, 2-year staggered terms, Borough President appointment authority, and the 25 percent NYC-employee cap. Via nyccharter.readthedocs.io.
• CPLR §217 (Article 78 statute of limitations), four-month filing window from the date of final agency action; arbitrary-and-capricious standard of review.
• 2025 NYC Charter Revision Commission Final Report (chaired by Richard R. Buery Jr., CEO Robin Hood Foundation), Q2 Affordable Housing Fast Track, Q3 Expedited Land Use Review Procedure, Q4 Affordable Housing Appeals Board, all certified November 4, 2025. nyc.gov/assets/charter/html/2025-CRC-Final-Report.html; ballot question detail at Ballotpedia (Q2/Q3/Q4 New York City November 2025).
• NYC Mayor’s Office, February 24, 2026, Mayor Mamdani’s appointment of Sideya Sherman as both Director of the Department of City Planning and Chair of the City Planning Commission, plus reappointments of Eric Enderlin (HDC President) and Edith Hsu-Chen (DCP Executive Director). nyc.gov/mayors-office.
• DCP Applicant Portal — Step 5: ULURP Actions, applicant-side process map and pre-certification framing. nyc.gov/site/planning/applicants/applicant-portal/step5-ulurp-actions.page.
• NYC.gov community boards portal, 59 boards across the five boroughs, application directory, BP-by-BP cycle differences. nyc.gov/site/cau/community-boards/about-commmunity-boards.page.
• NYC Council, Speaker Julie Menin (D-5), Land Use Committee Chair Kevin Riley (D-12, Bronx), Housing & Buildings Committee Chair Pierina Sanchez (D-14, Bronx), 51-member composition (46 Democrats, 5 Republicans). council.nyc.gov.
• The Real Deal, September 25, 2025, “Council Breaks Member Deference, Approves Brooklyn Project”: the 16-year unbroken streak language; the September 2025 double break; the 1946 East 7th Street and Bronx supportive-housing votes. therealdeal.com.
• THE CITY, September 24, 2025, “Housing Advocates Target City Council’s Power to Kill Development”: the September 2025 member-deference breaks and the November 2025 ballot fight. thecity.nyc.
• Crain’s New York Business, July 2025, Bally’s Bronx casino rejection (29-9 on July 14, 2025) and Mayor Adams’s July 30, 2025 veto (the sixth mayoral ULURP veto since the 1989 Charter rewrite). crainsnewyork.com.
• THE CITY, July 30, 2025, “Mayor Keeps Bronx Casino Bid Alive With Key Veto”: Council’s failure to override by the August 11, 2025 deadline. thecity.nyc.
• THE CITY, October 16, 2025 (via The Real Deal), “Judge tosses Common Sense Caucus ballot measure suit”: the Council-side litigation against the 2025 CRC proposals was dismissed pre-election. therealdeal.com.
• THE CITY, December 5, 2024, “Council Approves Adams’ ‘City of Yes’ Housing Agenda”: Council vote 31-20; 80,000 units of capacity over 15 years; $5 billion Council-Mayor capital plan. thecity.nyc.
• NYC Mayor’s Office, May 2025, Atlantic Avenue Mixed-Use Plan Council approval: 21-block rezoning; 4,600 new homes (1,440 permanently affordable); $200 million-plus in Council-secured commitments; named local Members Crystal Hudson (D-35) and Chi Ossé (D-36). nyc.gov/mayors-office.
• Carter Ledyard & Milburn, Inwood appellate summary: the July 2020 First Department reversal of the December 19, 2019 trial-court vacatur, finding the city’s determination “was not arbitrary and capricious, unsupported by the evidence, or contrary to law”; Court of Appeals declined further review November 2020. clm.com.
• 6sqft and City Limits, contemporaneous Inwood Article 78 coverage at the December 2019 trial-court vacatur and the July 2020 First Department reversal.
• THE CITY, December 15, 2021, SoHo/NoHo rezoning Council approval 43-5 under de Blasio; up to 3,500 units with about 900 permanently affordable. thecity.nyc.
• Gowanus Canal Conservancy timeline and Patch coverage, Gowanus rezoning Council approval November 10, 2021; signed November 23, 2021; $200 million NYCHA commitment negotiated by Lander and Levin.
• BrooklynSpeaks Atlantic Yards governance materials and Pacific Park Brooklyn (Wikipedia), December 2006 State of New York approval via Empire State Development Corporation override under the Urban Development Corporation Act, bypassing ULURP. brooklynspeaks.net.
• Manhattan Institute, 2025, “On the Ballot: NYC Charter Revision Commission’s Housing Revolution”: analysis of AHFT, ELURP, and the Appeals Board as a structural reform of member deference. manhattan.institute.
• Fried Frank client alert and Rosenberg & Estis, November 2025, practitioner analyses of the operational impact of the post-November 2025 ULURP framework, AHFT triggers and timeline (12 community districts; October 1, 2026 first list; January 1, 2027 first applications), and ELURP thresholds (≤30 percent capacity in medium/high-density; ≤2.0 FAR and 45-foot height in low-density; climate, solar, open space, city property).
• NYU Furman Center, ULURP guide and Article 78 tracking. nyu.edu/content/dam/nyu/spacePriorities/documents/uniform-land-use-review-procedure.pdf.
• Manhattan Community Board 10, ULURP info PDF with stage-by-stage day allocations. nyc.gov/html/mancb10/downloads/pdf/ULURP-info.pdf.
• City & State New York and Wikipedia “Uniform Land Use Review Procedure”, structural cross-checks on the 1975 enactment, 1989 rewrite, Morris v. Board of Estimate context, and the 205-day canonical clock.

Last updated: June 6, 2026. The structural sections (the 205-day clock, the twelve §197-c action categories, the CB/CPC/Council authority architecture, the §197-d override math, the Article 78 four-month window) age slowly. The live sections (current officeholders, the AHFT/ELURP/Appeals Board implementation, named active rezonings, member-deference state of play) recalibrate quarterly. Refresh triggers: any active ULURP application moving through CPC or Council, any Charter Revision Commission ballot question, any major member-deference deployment, any new policy framework from CPC Chair Sideya Sherman or the Mamdani administration, the first AHFT applications expected January 1, 2027, and any new Article 78 merits ruling. For the operating constitution behind every claim on this page, see About NYC Daily TL;DR; for the editorial methodology that produces the daily briefing, see How we curate.