New York Construction Report staff writer
The New York City Planning Commission has approved a sweeping rezoning plan that could add approximately 9,700 new homes across 42 blocks of Midtown South, an area currently limited by outdated industrial zoning.
Known as the Midtown South Mixed-Use (MSMX) Plan, the initiative introduces residential development to the neighborhood for the first time, with a requirement that new housing include affordable units through the city’s Mandatory Inclusionary Housing (MIH) program. Up to 2,900 of the new homes are expected to be permanently income-restricted.
The plan is part of the city’s broader “Manhattan Plan,” which aims to create more than 100,000 new homes across the borough over the next decade. Midtown South — bounded roughly by West 23rd and West 40th streets, between Fifth and Eighth avenues — is home to 7,000 businesses and 135,000 jobs but has long been constrained by zoning that prohibits residential development.
“With commercial vacancies too high and housing vacancies at historically low levels, it’s a perfect time to seize this opportunity to create a 24/7, mixed-use neighborhood,” said Dan Garodnick, director of the Department of City Planning and chair of the commission. “Today’s vote takes us one step closer to the affordable homes, jobs, and infrastructure improvements Midtown South deserves.”
In addition to new housing, the MSMX plan calls for improvements to public space and infrastructure. It introduces new high-density residential zoning districts (R11 and R12) allowing greater building height and floor-area ratios than previously permitted. The plan also creates the Special Midtown South Mixed-Use District to encourage active ground-floor uses and buildings that reflect the neighborhood’s historic loft-style architecture.
The plan is the first to implement the higher density zoning made possible by the city’s successful push to lift the state’s longstanding residential floor-area ratio cap. It also supports non-residential uses, including office space, light manufacturing, retail, and community facilities such as schools and libraries.
This week’s vote follows recommendations from Manhattan Community Board 5, the Manhattan Borough Board, and Borough President Mark Levine. The proposal now heads to the New York City Council for a public hearing and vote.
The Midtown South initiative is one of several large-scale housing plans being advanced by the Adams administration. Since taking office, Mayor Eric Adams has launched efforts to spur the development of more than 50,000 new housing units in neighborhoods including the Bronx, Queens, and now Manhattan. His “City of Yes for Housing Opportunity” proposal, adopted last year, aims to create 80,000 homes over 15 years while investing $5 billion in infrastructure.
The city has also committed $24.7 billion in housing capital through its 10-year plan and continues to pursue additional housing development projects in neighborhoods such as Willets Point, East Harlem, Coney Island, and the Grand Concourse.
The Department of City Planning has released a detailed FAQ on the MSMX plan, available at midtownsouthplan.nyc, to address public questions about zoning changes, affordable housing requirements, and the overall vision for the neighborhood.
“This neighborhood has long deserved a plan that matches its potential,” said Carlo Scissura, president and CEO of the New York Building Congress. “The Midtown South Mixed-Use Plan will deliver more housing, vibrancy, and a stronger, more connected community.”
