Following Lifting of “FAR Cap,” Plan Would Map New Higher Density Districts with FARs of 15 and 18 for the First Time
Plan Prioritizes Mixed-Use Buildings to Bolster Affordable Housing, and Create Job Opportunities in Central Manhattan
New York Department of City Planning (DCP) Director Dan Garodnick today announced the release of an updated draft Midtown South Mixed-Use (MSMX) Plan to facilitate the production of around 9,700 homes, up to 2,800 of them permanently income-restricted affordable, across 42 Manhattan blocks where housing today is not permitted. Revealed at an info session on Wednesday, the plan maps new, high-density residential zoning districts with FARs of 15 and 18, enabled by the recent repeal of the State’s outdated and arbitrary “12 FAR” cap on housing. These changes will help create a more dynamic, 24/7 mixed-use, transit-rich neighborhood with great housing and job opportunities for New Yorkers.
"Last year, we went to Albany and secured New York City's ability to create greater density housing districts where it makes sense, like Midtown South, one of the most transit-rich neighborhoods in the five boroughs,” said First Deputy Mayor Maria Torres-Springer. “I am excited that the Midtown South Mixed-Use Plan will apply these new zoning tools to unlock 10,000 units of housing, including up to 2,800 permanently affordable homes, stimulate meaningful investments in the public realm, and accelerate the growth and dynamism of Midtown more broadly."
“Midtown South is one of the most transit- and job-rich areas of the city, but it’s long been held back by antiquated zoning that has restricted new housing. With action in Albany, we’re moving quickly to put new zoning tools to work to deliver more of the homes that New Yorkers urgently need, while fostering a vibrant mix of commercial, manufacturing, and residential uses. It’s a bold step toward building a more inclusive and dynamic Midtown,” said Department of City Planning Director Dan Garodnick.
“NYC DOT is proud to partner with DCP to support the rezoning of Midtown and create a more pedestrian friendly corridor through the Midtown South Mixed-Use Draft Plan,” said New York City Department of Transportation Commissioner Ydanis Rodriguez. “The draft Midtown South Mixed-Use Plan represents a major step toward modernizing housing in our city’s most transit-rich areas, delivering affordable housing, improving mobility, creating opportunities, and strengthening local services. By focusing on neighborhoods near major hubs, we can create lasting benefits for generations of New Yorkers.”
Located close to great transit at Penn Station, the Port Authority Bus Terminal, Herald Square, and Bryant Park, and minutes from commercial cornerstones like Midtown, the Financial District, and Long Island City, the plan area covers four distinct areas that share outdated industrial zoning – roughly between 23rd and 40th Streets and 5th and 8th Avenues – that are home to over 7,000 businesses and 135,000 jobs. While Midtown South has long been a strong economic hub, it is currently dealing with the challenges of commercial vacancies, changing work patterns, and decades-old zoning that severely limits new housing and opportunities for New Yorkers to live close to their jobs.
To address these challenges, the MSMX plan would map new, high-density, mixed-use zoning districts with residential FARs of 15 and 18 that allow for more housing, along with commercial, and manufacturing uses. These new R11 and R12 districts were made possible by the lifting of the State’s “FAR cap,” which, for decades, had limited the allowable residential square footage in New York City at 12 times the lot area. Earlier this year, the cap was finally lifted after successful advocacy by the City and housing advocates.
With the lifting of the cap, the Adams administration moved swiftly to include new zoning districts with FARs above 12 as a component of City of Yes for Housing Opportunity, which is anticipated to be voted on by the City Council before the MSMX plan starts public review. These districts would require Mandatory Inclusionary Housing and be powerful new tools to create urgently needed homes, including permanently income-restricted affordable homes, in high-demand areas like central Manhattan. Midtown South would be the first area where these districts are mapped.
The MSMX plan will establish a new special district that will shape building form to ensure active street fronts and reflect existing loft character for these new, higher densities. To encourage much-needed public realm improvements, it would allow more floor area in buildings as long as they provide critically needed local improvements, such as transit accessibility/facilities, Privately-Owned Public Spaces (POPS), or public indoor spaces like atriums.
The MSMX plan would also pair the new R11 and R12 districts with M1-8A and M1-9A districts, which permit a wide range of non-residential uses, including light manufacturing, office space, and retail. These districts were created through the City of Yes for Economic Opportunity zoning amendment, and this would mark the first time that they have been mapped. With FARs of 12 for M1-8A and 15 for M1-9A, these districts create more opportunities for manufacturing and commercial uses than the existing M1-6 zoning, which limits FAR to 10.
Outside the plan area, the zoning proposal will also remove existing restrictions on housing in some of the midblock areas from West 35th Street to West 39th Street.
Department of City Planning
The Department of City Planning (DCP) plans for the strategic growth and development of the City through ground-up planning with communities, the development of land use policies and zoning regulations applicable citywide, and its contribution to the preparation of the City’s 10-year Capital Strategy. DCP promotes housing production and affordability, fosters economic development and coordinated investments in infrastructure and services, and supports resilient, sustainable communities across the five boroughs for a more equitable New York City.
In addition, DCP supports the City Planning Commission in its annual review of approximately 450 land use applications for a variety of discretionary approvals. The Department also assists both government agencies and the public by advising on strategic and capital planning and providing policy analysis, technical assistance and data relating to housing, transportation, community facilities, demography, zoning, urban design, waterfront areas and public open space.
