City Planning Commission approves Midtown South rezoning
Photo © 6sqft
A major plan to build nearly 10,000 new homes in Midtown South by updating decades-old zoning rules just moved one step closer to becoming reality. The City Planning Commission (CPC) on Wednesday approved the Midtown South Mixed-Use (MSMX) plan, the rezoning of a 42-block stretch of the neighborhood to allow for 9,700 new homes in an area where housing was previously restricted. Under the city’s Mandatory Inclusionary Housing (MIH) program, the plan will require developers to include affordable housing, paving the way for up to 2,900 permanently affordable units. The plan now advances to the City Council for a final vote.
“Midtown South is home to some of our city’s most iconic parks, buildings, and businesses, yet for too long, outdated zoning has stopped it from actually being a home for many New Yorkers,” Mayor Eric Adams said. “With today’s vote, we are one step closer to finally building new housing in Midtown and making it a vibrant neighborhood to live, work, and play in.”
He continued: “Our Midtown South Mixed-Use plan will not only bring nearly 10,000 new homes to the neighborhood, but it will bring us closer to our vision of 100,000 new homes across all of Manhattan over the next decade and help make sure that New York City is the best place to raise a family.”
First revealed by Mayor Eric Adams in August 2023, the rezoning spans four quadrants of Midtown Manhattan between 23rd and 40th Streets and 5th and 8th Avenues, an area containing more than 7,000 businesses and 135,000 jobs.
While it has long been a key economic hub, the area has struggled to rebound since the pandemic, with many office buildings sitting vacant and outdated zoning rules blocking the construction of new housing.
The plan would tap into new zoning tools, Adams’ City of Yes for Housing Opportunity plan passed by the City Council in December, and the lifting of the state’s floor area ratio (FAR) cap, which limited housing density. Two new high-density, mixed-use zoning districts, R-11 and R-12, would permit FARs of 15 and 18, allowing for larger developments alongside commercial and industrial businesses.
The plan also designates MIH Areas that require permanently income-restricted housing in Midtown for the first time and lifts outdated rezoning restrictions to allow for office-to-residential conversions. Specifically, office buildings constructed before 1990 would be allowed to convert into housing, whereas the previous cut off was 1961 or 1977, depending on the area.
This would free up 136 million square feet of office space across the city to become new homes. About 781 of the new homes in the MSMX plan will be from office-to-residential conversions, according to The Real Deal.
Additionally, the MSMX plan would establish a new special zoning district, the “Special Midtown South Mixed-Use District,” to ensure that new high-density residential buildings reflect the neighborhood’s loft-like character, featuring high ceilings, open spaces, and flexible layouts. The plan also requires active street fronts with elements like ground-floor retail.
Outside of the immediate area, the zoning proposal would also remove existing housing restrictions in select mid-block areas from West 35th to West 39th Streets.
The MSMX plan serves as a cornerstone of Mayor Adams’ “Manhattan Plan,” unveiled during his 2025 State of the City address. The initiative aims to harness new zoning tools to create 100,000 new homes across Manhattan over the next decade, increasing the borough’s total housing stock to one million.
It also complements the Adams administration’s “Broadway Vision” initiative, which seeks to upgrade public spaces along the iconic corridor. Under the MSMX plan, developers can build additional housing if they provide neighborhood improvements like enhanced public transit access and new public spaces. Buildings will also receive a floor area exemption when they allocate space for a public school, according to a press release.
The CPC’s vote follows favorable recommendations from Manhattan Community Board 5, the Manhattan Borough Board, and Manhattan Borough President Mark Levine.
In November, the Department of City Planning released an updated draft of the MSMX plan, raising the projected number of new homes from 4,000 to approximately 9,700. The proposal officially entered the public review process in January.
The plan now heads to the City Council for a public hearing and vote.
“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. This plan will bring forth a vibrant mix of commercial, manufacturing, and residential uses, creating a truly dynamic community here,” DCP Director and CPC Chair Garodnick said.
“Today’s vote takes us one step closer to the affordable homes, jobs, and infrastructure improvements Midtown South deserves. Thanks to the City Planning commissioners for their support.”
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