Announced in Mayor Adams’ Fourth State of the City Address, Midtown South Mixed-Use is Part of Ambitious “Manhattan Plan” to Add 100,000 New Homes in Borough Over Next Decade
First-Ever Use of Zoning Tools Won in Albany and Created Through “City of Yes for Housing Opportunity” to Deliver Permanently Affordable Housing
Building on Over Year of Extensive Public Engagement, Proposal Heads to Community Boards for Input
New York City Mayor Eric Adams and New York City Department of City Planning (DCP) Director and City Planning Commission (CPC) Chair Dan Garodnick today announced the start of the public review process for the Midtown South Mixed-Use (MSMX) plan, a visionary 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. Thanks, the passage of his historic “City of Yes for Housing Opportunity” and Mayor Adams’ successful advocacy in Albany to lift 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.
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.
“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.”
“Today marks an important step forward for a plan that could help create badly needed housing and reinvigorate some of Manhattan’s core,” said Manhattan Borough President Mark Levine. “I'm excited to see a proposal that will guarantee new affordable housing production and spur public realm improvements while encouraging a more 24/7, mixed-use neighborhood. The public review process will be important for balancing our desperate housing need with public realm improvements and support for local businesses, and I encourage New Yorkers to share their thoughts and help shape the future of Midtown South.”
"It's time to envision a new future for Midtown," said New York City Councilmember Keith Powers. "The Midtown South Mixed-Use Plan is the next step in realizing the dream of a neighborhood designed for everyone. This plan will unlock badly needed housing in an area that historically hasn't allowed it, transforming Midtown into a vibrant live-work neighborhood humming with activity. I look forward to proceeding through the public review process with this innovative plan for Midtown's future."
A New Vision for Midtown South
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 over 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.
A map of the four quadrants of the MSMX plan overlaid on an overhead picture of Midtown. Credit: DCP
Building More Affordable Housing
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 plan marks the first use of new, high-density R11 and R12 zoning districts, which allow residential FARs of 15 and 18. These districts were created through City of Yes for Housing Opportunity plan, following the city’s successful advocacy in Albany to lift the arbitrary FAR cap, which had previously limited housing density in New York City. These new districts will allow for a wide range of non-residential uses, including light manufacturing, office space, and retail, as well as community facilities like schools and libraries that are not permitted today. The MSMX plan would also remove outdated zoning restrictions on converting large buildings into housing, unlocking another way to create new homes and repurpose vacant and underutilized space.
The proposed zoning of the MSMX plan. Credit: DCP
Creating Safer Streets and Investing in the Public Realm
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. This will help to create an open, welcoming streetscape environment for passerbys.
Complementing the ongoing “Broadway Vision” plan to enhance public space along Broadway, the MSMX plan encourages a dynamic public realm by allowing for more floor area in buildings if they provide critically needed local improvements, such as increased accessibility to public transit stations, privately-owned public spaces, and public indoor spaces like atriums. Buildings also receive a floor area exemption for the inclusion of a public school.
Engaging with the Community
The MSMX plan is the result of over a year of community engagement aimed at addressing these challenges. The engagement process included a kickoff meeting, and stakeholder events with residents, business owners, local groups, non-profit organizations and social service providers. DCP also held one-on-one conversations with New Yorkers, organized town halls, and created online tools, including an interactive map and survey. Throughout this process, DCP repeatedly heard strong support for creating housing opportunities in the neighborhood, boosting small businesses and jobs, and enhancing streets to be safer and more active.
Today's certification 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.
Adams Administration’s Record on Housing
Mayor Adams had made historic investments toward creating affordable housing over the last three years. In June 2024, City Hall and the City Council agreed on an on-time, balanced, and fiscally-responsible $112.4 billion Fiscal Year (FY) 2025 Adopted Budget that invests $2 billion in capital funds across FY25 and FY26 to New York City Department of Housing Preservation and Development and the New York City Housing Authority’s capital budgets. In total, the Adams administration has committed a record $26 billion in housing capital in the current 10-year plan as the city faces a generational housing crisis. In July 2024, Mayor Adams announced back-to-back record breaking years in both creating and connecting New Yorkers to affordable housing. Last spring, the city celebrated the largest 100 percent affordable housing project in 40 years with the Willets Point transformation.
Further, the Adams administration is using every tool available to address the city’s housing crisis. Mayor Adams announced multiple new tools, including a $4 million state grant, to help New York City homeowners create accessory dwelling units that will not only help them to afford to remain in the communities they call home, but also to build generational wealth for families.
Last year, Mayor Adams and members of his administration successfully advocated for new tools in the 2024 New York state budget that will spur the creation of urgently-needed housing. These tools include a new tax incentive for multifamily rental construction, a tax incentive program to encourage office conversions to create more affordable units, lifting the arbitrary floor-to-area ratio cap that held back affordable housing production in certain high-demand areas of the city, and the ability to create a pilot program to legalize and make safe basement apartments.
Additionally, under Mayor Adams’ leadership, the city is fulfilling its 2024 State of the City commitment to build more affordable housing and has created the Tenant Protection Cabinet to coordinate across agencies to better serve tenants. The city has also taken several steps to cut red tape and speed up the delivery of much-needed housing, including through the “Green Fast Track for Housing,” a streamlined environmental review process for qualifying small- and medium-sized housing projects; the “Office Conversion Accelerator,” an interagency effort to guide buildings that wish to convert through city bureaucracy; and other initiatives of the Building and Land Use Approval Streamlining Taskforce.
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