Public Review on Midtown South Mixed-Use Plan to Create Nearly 10,000 New Homes

A map of the four quadrants of the MSMX plan overlaid on an overhead picture of Midtown. Credit: DCP

Building on Over Year of Extensive Public Engagement, Proposal Heads to Community Boards for Input 

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 was announced. 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. 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.” The “Manhattan Plan” will include the 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. 

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The MSMX plan covers four distinct areas with outdated industrial zoning that are centered around Herald and Greeley Squares and located roughly between West 23rd and West 40th Streets and 5th and 8th Avenues.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. 

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.  

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.