New York City Kicks Off Public Review of Midtown South Rezoning Plan to Create Nearly 10,000 New Homes

NEW YORK – New York City Mayor Eric Adams and New York City Department of City Planning Director and City Planning Commission Chair Dan Garodnick announced on Jan. 21 the start of the public review process for the Midtown South Mixed-Use (MSMX) plan, a proposal to foster vibrant, 24/7 mixed-use neighborhoods across 42 blocks of Midtown South.

The proposal would deliver an estimated 9,700 new homes—including up to 2,900 permanently income-restricted affordable homes—by updating zoning to allow a mix of commercial, manufacturing, and residential uses in areas where housing is largely not allowed today. Due to the passage of “City of Yes for Housing Opportunity” and the lifting of the “floor-to-area-ratio” (FAR) cap, the plan marks the first time that new high-density residential zoning districts will be used in New York City. New housing will be paired with public realm improvements and additional investments to create a thriving neighborhood with affordable housing, good jobs, and open space. City officials said.

MSMX is a component of the “Manhattan Plan,” first announced in Mayor Adams’ fourth State of the City address. The “Manhattan Plan” will include the Adams administration’s Midtown South Mixed-Use Plan, public sites, and more to unlock opportunities to create 100,000 new homes in the borough, bringing the total number of homes in Manhattan to 1 million over the next decade.

The MSMX plan covers four distinct areas with outdated industrial zoning that are centered around Herald and Greeley Squares and located roughly between West 23rd and West 40th streets and 5th and 8th avenues. The neighborhood is home to more than 7,000 businesses and 135,000 jobs and near transit hubs at Penn Station, the Port Authority Bus Terminal, Herald Square, and Bryant Park. For decades, Midtown South has been a strong economic center, but following the COVID-19 crisis it has faced challenges with recovery, including commercial vacancies and restrictive zoning rules that limit opportunities for New Yorkers to live close to their jobs.

“In New York City, the old saying is still true: if you build it, they will come. In Midtown South, we are building the neighborhoods of tomorrow with vibrant 24/7 space, affordable housing, and inclusive, dynamic public realm opportunities,” said Mayor Adams. “But, we are not stopping there. Our ambitious ‘Manhattan Plan’ is an opportunity to go even bigger and bolder across the entire borough. From securing historic housing wins in Albany to passing the landmark of ‘City of Yes for Housing Opportunity,’ our administration has the tools needed to build our city forward. Together, we can transform neighborhoods for the better, make our entire city more affordable, and create the best place to raise a family on the globe.”

“We envision for Midtown South a vibrant and dynamic, 24-7 neighborhood with a strong commercial core right alongside brand-new homes for New Yorkers, and we need to change our outdated zoning rules to make it all happen,” said DCP Director and CPC Chair Garodnick. “We developed this plan in partnership with elected officials and community members and we hope they will continue to make their voices heard as public review now gets underway.”

The MSMX plan could create around 9,700 new homes—including up to 2,900 income-restricted affordable homes. The proposal would permit new housing through mixed-use zoning districts, map Mandatory Inclusionary Housing in Midtown for the first time to create thousands of permanently income-restricted affordable homes and allow for live-work opportunities. The mixed-use districts will allow commercial and industrial businesses in this community to continue to thrive alongside new homes for years to come.

The MSMX plan also establishes a new zoning special district—the Special Midtown South Mixed-Use District—that will ensure new buildings with higher residential densities reflect existing character and maintain active street fronts with uses such as ground-floor retail.

The release of the plan begins the roughly seven-month Uniform Land Use Review Procedure for the MSMX plan, which includes recommendations from community boards and Manhattan Borough President Mark Levine, followed by hearings and binding votes at the CPC and then the City Council.