Midtown South Rezoning Clears Final Hurdle
On August 14, 2025, the New York City Council approved the Midtown South Mixed-Use (MSMX) rezoning plan. The measure, which previously passed through the Zoning and Franchises Subcommittee and the Land Use Committee, represents the largest housing-focused rezoning adopted by the city in more than two decades. This client alert outlines the key amendments and features of the plan.
Zoning Changes and New Districts
The MSMX area encompasses more than 42 blocks in Midtown Manhattan, generally bounded by West 23rd and West 40th Streets and extending from Fifth to Eighth Avenues. The affected area includes portions of the Garment District, Herald Square, and adjacent corridors that have historically been zoned primarily for manufacturing or other commercial activities.
Under the new zoning regulations, residential use is now permitted as-of-right. This change applies to both new construction and conversions of existing buildings. The plan also establishes a special Midtown South Mixed-Use District and introduces several manufacturing/residential mixed-use zones.
All residential development within the area will be subject to the city’s Mandatory Inclusionary Housing (MIH) program. MIH requires a specified percentage of new units to remain permanently affordable for low- and moderate-income residents. Additionally, bulk and design regulations — including base heights, street wall requirements, and building form controls — will apply to ensure new construction projects remain consistent with the area’s existing architectural character.
The area will benefit from increased density under the newly mapped R11 and R12 residential zones. This marks the first implementation of these zoning districts, which permit higher floor-area ratios (FAR) of 15 and 18, respectively.
Housing Impact and Infrastructure Commitments
The 42 blocks rezoned under MSMX are projected to support the creation of approximately 9,700 new residential units in Midtown Manhattan, including up to 2,900 income-restricted units through MIH requirements. New York City has committed to directing $470 million toward infrastructure improvements and public services within the rezoned area as part of the comprehensive plan.
These investments will focus on public safety infrastructure upgrades, transit system enhancements, and funding for health and education facilities. Specific projects include extending the 34th Street car-free busway, implementing the 21-block Broadway Vision pedestrian corridor, upgrading Bellevue Hospital, and making targeted improvements to P.S. 11.
Citywide Housing Initiatives
The MSMX Plan represents the latest in a series of rezonings adopted under the Adams administration. The Bronx Metro-North Station Area Plan and Atlantic Avenue Mixed-Use Plan have previously created the potential for 7,000 and 4,600 new residential units, respectively.
Combined with MSMX and the administration’s broader “City of Yes for Housing Opportunity” initiative, recent rezonings are projected to facilitate the creation of more than 100,000 new residential units in New York City over the next decade. Additional rezoning proposals are currently under review for Jamaica and Long Island City, with further initiatives anticipated in the coming year.
The foregoing is not intended to be comprehensive nor constitute legal advice. If you would like to discuss your specific circumstances or would like more information, feel free to contact us at (212) 625-8505.