August 5, 2025 | New York City
The New York City Council is preparing to vote on a major rezoning proposal that could reshape Midtown South. If approved, the rezoning would cover 42 blocks and create opportunities for up to 9,700 new housing units—2,890 of which would be designated as permanently affordable under the city's Mandatory Inclusionary Housing program.
This ambitious plan introduces R11 and R12 residential zoning for the first time, allowing buildings to reach floor area ratios (FAR) of 15 and 18, respectively. This density became possible only after the state lifted a decades-old restriction that capped residential FAR at 12. If passed, it would represent a significant shift in Midtown's development potential and signal support for high-density housing in transit-rich, central locations.
Despite broad backing, including support from Council Members Erik Bottcher and Keith Powers, the rezoning has faced opposition from members of the fashion manufacturing and wholesale industries. Critics fear that upzoning could displace longtime commercial tenants as property owners seek redevelopment opportunities. A proposal to reduce density in the southeast portion of the district—an area currently slated for 18 FAR—could result in a 55% drop in housing potential, according to the City Planning Commission.
Urban planners and housing advocates argue that if R11 and R12 districts can’t be implemented in a dense, central neighborhood like Midtown, they’ll struggle to gain traction elsewhere in the city. The Council’s upcoming decision is seen as a litmus test for New York’s broader efforts to increase housing supply and affordability through zoning reform.