N
ew York City is poised to make history with the planned rezoning of Midtown South, which would be the first time the city has mapped new residential districts allowing housing projects to be 15 or 18 times larger than their lot sizes. Additionally, it would mark the first implementation of Mandatory Inclusionary Housing in Midtown Manhattan.

    The rezoning, certified by City Planning on Tuesday, aims to bring nearly 9,700 new homes to the area, including between 1,940 and 2,890 permanently affordable units. An estimated 781 of these homes are expected to result from converting office space into residential units, made possible by changes in the City of Yes for Housing Opportunity.

    The rezoning will affect four non-contiguous areas of Midtown South, bounded by 40th Street to the north and Eighth Avenue to the west. The proposal maps two new residential districts, R-11 and R-12, allowing for residential space with floor area ratios of 15 and 18, respectively. This change was made possible by the state lifting a cap on residential FAR.

    The rezoning is part of Mayor Eric Adams' Manhattan Plan, which aims to add 100,000 units to Manhattan over the next decade. The plan includes previously announced initiatives and may include other upzonings in the borough. The Mandatory Inclusionary Housing program will offer three affordability options, including a "deep affordability option" where developers set aside 20% of units for households making an average of 40% of the area median income.

    The rezoning would be the first to apply MIH in Midtown and could set a precedent for future developments. The City Council may require the deep affordability option on its own, marking another first for the city.