M
ayor Eric Adams' administration has set its sights on Midtown South as the first area to benefit from a new state law that allows the city to exceed a longtime cap on building density. The Department of City Planning announced modifications to its plan for the area, which would permit larger residential buildings by increasing the floor-area-ratio (FAR) in most areas to 18 and up to 15 FAR in others. This would allow for new construction and the reuse of industrial and office buildings, with some buildings potentially growing up to 50% larger than under current rules.

    The rezoning plan, which affects 42 blocks between 23rd and 41st streets, is expected to be approved by the City Council by mid-2025. Local representatives are supportive of the proposal, with City Councilmembers Erik Bottcher and Keith Powers and Manhattan Borough President Mark Levine all backing the city's plan. "Midtown South is ripe for housing," Powers said. "In a post-pandemic world, it's a perfect time to allow for office conversions to housing."

    While it's unclear how many new units would be created by the rezoning plan, developers will need to consider acquisition costs and financing options when converting buildings. The city's mandatory inclusionary requirement means that at least 20-30% of new residential units must be affordable for low and moderate-income residents.

    The expansion proposal represents a significant shift from the area's past use as a manufacturing hub during Mayor Ed Koch's administration in the 1980s, which protected garment factory jobs. Today, only 6,600 New Yorkers work in those jobs, according to state labor data. The city hopes to certify the Midtown South zoning for review by the end of the year and is planning neighborhood rezonings for other areas, including Queens' Long Island City and Jamaica.