In this edition of “Up-Zoning,” we detail the OneLIC and Jamaica Neighborhood Plans, which are proposed to deliver to Queens tens of thousands of new homes, alongside major investments in schools, infrastructure, public housing, and open space, representing a transformative shift for the City.
Historic Jamaica and Long Island City Rezonings Set the Stage for Community Investment, Development, and Conversion Opportunities in Queens
On October 29, 2025, the New York City Council Subcommittee on Zoning and Franchises and Committee on Land Use voted to approve the OneLIC Neighborhood Plan, and on the same day, the New York City Council approved the Jamaica Neighborhood Plan, two of the largest neighborhood rezonings in New York City in over two decades.
The Jamaica Neighborhood Plan
The City Council voted to unanimously approve the Jamaica Neighborhood Plan following prior approval by the Subcommittee on Zoning and Franchises and Committee on Land Use on October 9, 2025. The Jamaica Plan is predicted to generate nearly 12,000 new homes across 230 blocks of Southeast Queens, including approximately 4,200 permanently affordable units. The rezoning establishes the largest Mandatory Inclusionary Housing (MIH) Program Area in New York City history.
The Jamaica Plan permits high-density mixed-use developments in the Downtown Core along Jamaica Avenue and Archer Avenue, with buildings as tall as 18 stories, while the Southern Corridors along major thoroughfares like Sutphin Boulevard, Guy R. Brewer Boulevard, and Merrick Boulevard will allow buildings up to 11 stories.
The City Council was also able to secure $413 million in community investments through negotiations, including sewer infrastructure improvements, $70 million for hospital expansion at NYC Health + Hospitals/Queens, $78 million to renovate Jamaica Avenue, and $47 million for Station Plaza development. Further, the Jamaica Plan is expected to generate 7,000 new jobs and over 2 million square feet of commercial space.
The Council made several modifications before approval, including reducing density in areas south of downtown Jamaica, cutting 490 units from the initial 12,300-unit projection. In response to community feedback, the Council downzoned certain manufacturing areas from M2-3A to M1-2A to encourage cleaner redevelopment of industrial uses while ensuring appropriate scale. The Council also removed MIH Option 2 (30% affordability at 80% AMI) in high-density areas close to transit, keeping only Options 1 and 3, though all three options remain in the lower-density areas. Additionally, modifications were made to the Station Plaza design to improve pedestrian access, safety, and traffic flow.
The OneLIC Neighborhood Plan
The OneLIC Neighborhood Plan, unanimously approved by the New York City Council’s Subcommittee on Zoning and Franchises and Committee on Land Use is pending final Council vote on November 12, 2025. OneLIC is expected to create over 15,000 new homes in the Long Island City neighborhood of Queens. Over 4,300 of these new units are anticipated to be permanently affordable through the mapping of Mandatory Inclusionary Housing (MIH) Program Areas and the development of publicly owned land.
The OneLIC Plan also aims to create approximately 14,400 new jobs and 3.5 million square feet of commercial and industrial space while implementing MIH requirements for the first time in Long Island City, ensuring affordability levels mapped under MIH’s Option 1 or 3. Option 1 requires that 25% of a development be available at an average of 60% of the Area Median Income (AMI), while Option 3 mandates that 20% of a development are affordable targeting an average of 40% AMI.
Further, the Council negotiated over $1.9 billion in community investments, including funding for 1,300 new school seats, investments in Queensbridge public housing, sewage and plumbing infrastructure improvements, restoration of parks, and approximately 15 acres of connected waterfront open space.
Why the Jamaica and OneLIC Plans Matter
Together, the OneLIC and Jamaica Neighborhood Plans represent a transformative moment for New York City, delivering tens of thousands of new homes, alongside major investments in schools, infrastructure, public housing, and open space. With billions committed to community improvements and a clear focus on affordability and economic growth, these rezonings mark the most significant land use actions in decades, shaping a more inclusive and vibrant future for Queens, and an abundance of development opportunities.
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About BBG’s Land Use and Zoning Practice Group
We represent a diverse range of clients, including property owners, developers, educational and religious institutions, as well as licensed professionals such as engineers and architects. Our experienced team of attorneys understands the intricacies of NYC land use and zoning laws and has a proven record of successfully guiding projects through due diligence, project planning, and the government review and approval process.
Our services include, but are not limited to:
- Due diligence and analysis of development potential and zoning review for licensed professionals, developers and lenders;
- Transfers of development rights (“air rights” transfers);
- Affordable housing and the City’s Universal Affordability Preference and Mandatory Inclusionary Housing Programs;
- Variance, special permit and appeals applications at the Board of Standards and Appeals;
- Rezoning and special permit applications at the Department of City Planning;
- Requests to obtain Zoning Resolution and Code Determinations from the Department of Buildings;
- Approval by the Landmarks Preservation Commission;
- Assemblage, easement and development agreements; and
- Construction License Agreements / Access Agreements.
Contact Us
Contact us for assistance, including how the proposals may affect your development, conversion, and investment opportunities.
Written by: Ron Mandel, Partner, Land Use and Zoning Practice, and Alaina Greene, Law Clerk. Ron can be reached at 646-475-3426 (Ext. 424), or rmandel@bbgllp.com.
