NEW YORK – New York City Mayor Eric Adams and New York City Department of City Planning (DCP) Director and City Planning Commission (CPC) Chair Dan Garodnick celebrated the CPC’s vote in favor of the Midtown South Mixed-Use (MSMX) Plan, an ambitious proposal to bring approximately 9,700 new homes across 42 blocks of Midtown South where housing is largely not allowed today. By mapping Mandatory Inclusionary Housing onto the neighborhood for the first time, and requiring new developments to include affordable housing, MSMX ensures that up to 2,900 of those units will be permanently affordable as well. New housing in the neighborhood will be paired with public realm improvements and additional investments to create a more vibrant, 24/7 neighborhood with affordable housing, good jobs, and accessible open space. MSMX is a key component of Mayor Adams’ “Manhattan Plan” to create over 100,000 new homes across the borough over the coming decade to bring the total number of homes in Manhattan to 1 million. First unveiled in his State of the City address earlier this year, the Manhattan Plan utilizes neighborhood rezonings like MSMX, the redevelopment of city-owned sites like 100 Gold Street in Lower Manhattan, and individual applications for zoning changes like the creation of nearly 700 homes above a future Second Avenue Subway station in East Harlem.
“Midtown South is home to some of our city’s most iconic parks, buildings, and businesses, yet for too long, outdated zoning has stopped it from actually being a home for many New Yorkers. 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,” said Mayor Adams. “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.”
The MSMX plan covers four distinct areas centered around Herald and Greeley Squares located roughly between West 23rd and West 40th Streets as well as 5th and 8th Avenues. This part of Midtown South is largely saddled with outdated industrial zoning that prohibits new housing, severely limiting opportunities for future growth. While Midtown South has long been a powerful economic center — including over 7,000 businesses, 135,000 jobs, and access to important transit hubs at Penn Station, the Port Authority Bus Terminal, Herald Square, and Bryant Park — the neighborhood has struggled since the COVID-19 pandemic with commercial vacancies and restrictive zoning rules that limit opportunities for New Yorkers to live near their jobs.
The MSMX plan works to address these challenges and bring new housing to the neighborhood. By establishing mixed-use zoning districts that allow housing, industrial enterprises, and commercial businesses all in the same area, the MSMX plan could create around 9,700 new homes — including up to 2,900 income-restricted affordable homes via Mandatory Inclusionary Housing, which would apply to Midtown for the first time. The plan also marks the first use of new, high-density R11 and R12 zoning districts, which allow higher residential “floor-to-area ratios” (FAR) of 15 and 18. These new districts were created through a combination of Mayor Adams’ “City of Yes for Housing Opportunity” initiative and the Adams administration’s successful advocacy in Albany to lift the outdated FAR cap, which had previously arbitrarily limited housing density in New York City. With these new tools, the Adams administration was able to more than double the amount of projected housing with the MSMX neighborhood rezoning. These changes would also allow buildings to convert offices to housing, unlocking another important way to create new homes and repurpose vacant or underutilized space in this area.
The new zoning districts proposed in MSMX will continue to allow for a wide range of non-residential uses — including light manufacturing, office space, and retail — as well as permit new uses by community facilities like schools and libraries. To improve the public realm in the neighborhood, the plan would create a new zoning special district — the Special Midtown South Mixed-Use District — that will ensure new buildings with higher residential densities reflect the area’s existing loft-like character such as high ceilings, open spaces, and a flexible layout. The new zoning district will also maintain active street fronts with uses such as ground-floor retail. This will help to create an open, welcoming streetscape environment for residents, workers, and visitors.
Complementing the Adams administration’s “Broadway Vision” initiative to enhance public space along Broadway, the MSMX plan will provide a density bonus allowing developments to add additional housing if they provide local improvements in the neighborhood. These improvements — which can include increased accessibility to public transit stations, privately-owned public spaces, and public indoor spaces like atriums — would help establish a more active and dynamic public realm. Buildings will also receive a floor area exemption if they set aside space for a public school.
The MSMX plan grew from over a year of community engagement. That public planning process included a kickoff meeting, a town hall, a public information session presenting the draft plan, one-on-one conversations with New Yorkers, and stakeholder events with residents, business owners, local groups, non-profit organizations, and social service providers. DCP also used online tools, including an interactive map and survey, to garner further input on what New Yorkers wanted to see in Midtown South. Throughout this process, DCP repeatedly heard strong support for creating housing opportunities in the neighborhood; boosting small businesses and jobs; and prioritizing active, safe streets.
The CPC’s vote for MSMX follows favorable recommendations from Manhattan Community Board 5, the Manhattan Borough Board, and Manhattan Borough President Mark Levine. The proposal now goes to the New York City Council for a public hearing and vote.
