City Planning Shares Draft Zoning Plan for Midtown South

Vision for Nearly 4,000 New Homes, including 1,000 Income-Restricted Homes

Plan Would Open Door to Mixed-Use Development and Conversions, Bolster Vital Businesses and Jobs 

Builds on Six Months of In-Person and Online Community Input 

Scoping Meeting to Take Place April 18

New York Department of City Planning (DCP) Director Dan Garodnick today announced the release of the draft zoning plan for Midtown South, the next step toward a formal land use proposal from the city. Building on six months of community feedback, the draft plan envisions a 24/7 mixed-use neighborhood across 42 Manhattan blocks where housing today is not permitted. 

Centrally located in Manhattan with easy access to transit and amenities, the area of Midtown South – covering four quadrants between 23rd and 40th Streets and 5th and 8th Avenues – is home to over 7,000 businesses and 135,000 jobs. While the neighborhood has a strong economic base, it faces challenges including shifting work patterns, office and retail vacancies, an aging building stock and decades-old zoning rules that preclude the creation of new housing and limit opportunities for New Yorkers to live close to their jobs.  

The Midtown South Mixed-Use (MSMX) Draft Zoning Plan  
The MSMX draft zoning plan seeks to address these challenges by permitting new housing, mapping Mandatory Inclusionary Housing requirements for permanently income-restricted homes, allowing for live-work opportunities, and adopting flexible residential conversion rules. With these changes, the Midtown South Mixed-Use Plan could create nearly 4,000 new homes, of which between 800 and 1,110 would be income-restricted.  

To achieve these goals, the draft zoning plan envisions high-density, mixed-use zoning districts that allow not only manufacturing but also commercial and residential uses. This would allow for a range of uses that create much-needed new housing in this central, transit-accessible neighborhood while continuing to enable manufacturing-focused industries. The plan will also craft urban design rules that make sure new developments reflect the existing, beloved loft character of the neighborhood.  

These goals and strategies will continue to be refined over the coming months, as the public continues to weigh in with its vision for the area, and as DCP collaborates with stakeholders and partners to refine Midtown South. The draft zoning plan precedes the start of environmental review, which itself precedes the formal ULURP process for an eventual rezoning. DCP will continue to gather input from New Yorkers throughout these stages about how best to create a vibrant, mixed-use neighborhood, using both zoning and non-zoning tools.  

Impact of City of Yes Initiatives  
Additional income-restricted housing could be created in this neighborhood through City of Yes for Housing Opportunity, a citywide plan to address New York City’s housing shortage. City of Yes for Housing Opportunity proposes Universal Affordability Preference in medium- and high-density districts like Midtown South that would let buildings add about 20% more housing if those additional homes are permanently affordable. The Adams Administration also continues to advocate in Albany for additional tools to unlock much-needed housing in Midtown South and across New York, including tax incentive programs for new mixed-income development and for office conversions, and for the State to lift the arbitrary and outdated “FAR cap” on residential density that caps the allowable residential square footage in New York City at 12 times the lot area.  

Alongside residential development, the Midtown South Mixed-Use Plan prioritizes job-generating uses in office, wholesale, manufacturing, and creative sectors. To make it easier for businesses to locate and expand in the area, DCP will align this plan with City of Yes for Economic Opportunity, which the City Planning Commission voted to approve on Wednesday, March 6, and now heads to the City Council for consideration. Finally, as part of MSMX, DCP will work with its partner agencies to improve the public realm and address quality of life concerns.  

Planning Process  
The MSMX draft zoning plan was based on community input through ongoing public engagement events beginning in October 2023, including a kickoff meeting, seven stakeholder roundtables with residents, business owners, local groups, non-profit organizations and social service providers, one-on-one conversations between New Yorkers and staff, and online tools like an interactive map and survey. 

Following the release of this draft zoning plan, DCP will conduct environmental review on the proposal. On Thursday, April 18, DCP will hold a scoping meeting, where the public can weigh in on the issues to be studied in the environmental review. DCP will continue to share the draft approach and gather feedback from New Yorkers over the coming months before starting the formal public review process by the end of 2024.   

To sign up for the scoping meeting or to learn more about the Midtown South Mixed-Use Plan, visit www.MidtownSouthPlan.nyc. 

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.