Whether you’re a native New Yorker or planning a move from another state or country, the iconic Manhattan skyline—featuring its pre-war towers and modern engineering marvels—never fails to inspire. For some of the city’s luckiest residents, this ever-evolving view is part of daily life, a constant source of optimism and wonder.
Yet, as the skyline changes, so do the city’s ambitions. A new initiative, the Midtown South Mixed-Use Plan, promises to significantly reshape Manhattan’s center. Spearheaded by city and state, the plan seeks to rezone large sections of the Garment District, North Chelsea, and NoMad. These areas, historically restricted for manufacturing, could soon see an infusion of large-scale residential developments and conversions—a welcome shift for land owners given the persistently high office vacancies and changing demands of the city after the pandemic.
Yet, as the skyline changes, so do the city’s ambitions. A new initiative, the Midtown South Mixed-Use Plan, promises to significantly reshape Manhattan’s center. Spearheaded by city and state, the plan seeks to rezone large sections of the Garment District, North Chelsea, and NoMad. These areas, historically restricted for manufacturing, could soon see an infusion of large-scale residential developments and conversions—a welcome shift for land owners given the persistently high office vacancies and changing demands of the city after the pandemic.
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The Garment District, encompassing roughly 25 blocks between West 35th and 41st Streets, has a rich history as a global apparel hub. But as production moved offshore, the district’s purpose has evolved. Today, the area’s early 20th-century loft buildings function mainly as Class B and C office spaces, with some of the city’s highest vacancy rates. The new Midtown South Mixed-Use (MSMX) zoning plan seeks to address this by allowing these older buildings to be repurposed into housing.
Released last week by the Department of City Planning, the MSMX plan includes floor area ratio (FAR) caps of 15 to 18, thanks to a recent repeal of the state’s longstanding 12 FAR limit. This cap change, prompted by city and housing advocates, paves the way for much larger residential buildings and nearly 10,000 new homes in Midtown South.
Under the plan, new R11 and R22 zoning districts will support high-density, mixed-use development that combines residential, commercial, and manufacturing uses. Additionally, Mandatory Inclusionary Housing (MIH) rules will require a percentage of these units to be income-restricted and permanently affordable, with the rezoning promising up to 2,800 affordable homes.
Under the plan, new R11 and R22 zoning districts will support high-density, mixed-use development that combines residential, commercial, and manufacturing uses. Additionally, Mandatory Inclusionary Housing (MIH) rules will require a percentage of these units to be income-restricted and permanently affordable, with the rezoning promising up to 2,800 affordable homes.
The rezoning is expected to create a more dynamic live-work neighborhood with opportunities for new residential and commercial developments, job growth, and enhanced street-level urban design. Midtown South’s zoning overhaul also includes provisions for public realm improvements, with new developments able to add height in exchange for enhancements like transit accessibility and improved public spaces.
The MSMX plan will expedite office-to-residential conversions by permitting office buildings built before 1990 to be redeveloped for housing, a significant expansion over the current cutoff dates of 1961 or 1977. This change could unlock up to 136 million square feet of office space for residential use citywide.
"Midtown South is one of the city’s most transit- and job-rich areas, but outdated zoning has held it back from addressing New Yorkers’ housing needs,” said DCP Director Dan Garodnick. “With Albany’s support, we can put new zoning tools to work and create homes in one of the city’s most in-demand neighborhoods.”
Some Major New Developments Planned for the Garment District
Society House
Condominium Conversion
12 Stories | 71 Condominium Units
Developer: Chen Foundation
Architect: Issac and Stern Architects
Completion: TBD
Condominium Conversion
12 Stories | 71 Condominium Units
Developer: Chen Foundation
Architect: Issac and Stern Architects
Completion: TBD
In 2016, the Chen Foundation, linked to the nonprofit T.F. Chen Cultural Center acquired a 12-story, 95,000-square-foot commercial loft building at 335 West 35th Street for $50 million. Dubbed Society House, construction begn to convert the property into a residential condominium designed by Isaac and Stern Architects. As the Garment District's first significant residential condo conversion in over a decade, the venture would offer 71 studio to two-bedroom residences with starting prices around $800,000.
Despite debuting a registration site in 2019 and garnering interest for its investment potential, central location, and proximity to various transit options as well as Hudson Yards, the project faced significant delays due to the pandemic. As reported by The Real Deal last week, the owning entity has filed for bankruptcy but is seeking $15 million to $18 million to complete the development.
Despite debuting a registration site in 2019 and garnering interest for its investment potential, central location, and proximity to various transit options as well as Hudson Yards, the project faced significant delays due to the pandemic. As reported by The Real Deal last week, the owning entity has filed for bankruptcy but is seeking $15 million to $18 million to complete the development.
515 Seventh Avenue
36/38 stories | 512/642 feet tall
Developer: Blenheim Realty
Architect: Kohn Pedersen Fox Associates
Completion: TBD
36/38 stories | 512/642 feet tall
Developer: Blenheim Realty
Architect: Kohn Pedersen Fox Associates
Completion: TBD
(Credit: Kohn Pedersen Fox)
Earlier this year, Crain's reported that developer Hillel Shohet filed an application with the Department of City Planning to redevelop a significantly underbuilt commercial and parking structure at 515 Seventh Avenue at the corner of West 38th Street. The developer is seeking special permits from the city to allow for a floor area bonus for a covered pedestrian plaza, increasing maximum tower lot coverage, and permitting a transient hotel use. The proposed actions will facilitate the development within a maximum building envelope that can accommodate alternative uses comprising 355,500 square feet of commercial floor area (18 FAR), including a 5,542-square-foot covered pedestrian space.
It appears the market will finalize what will be built, and the developer seeks the option to build either a 38-story office tower or a 36-story mixed-use tower with offices and a hotel. Unlike many of the new projects planned for the Garment District, this project seeks to build a variety of types of spaces to cater to the diversity of businesses that service the Garment Center and the city.
The site is located in the heart of the Garment Center, directly across from The Garment Capitol Centre Building, 17- and 24-story buildings that opened in 1921 to consolidate the design, production, and showroom activities of the garment industry. According to the Skyscraper Museum, by 1932 over 22,000 people worked in the buildings, producing $200 million in apparel goods.
It appears the market will finalize what will be built, and the developer seeks the option to build either a 38-story office tower or a 36-story mixed-use tower with offices and a hotel. Unlike many of the new projects planned for the Garment District, this project seeks to build a variety of types of spaces to cater to the diversity of businesses that service the Garment Center and the city.
The site is located in the heart of the Garment Center, directly across from The Garment Capitol Centre Building, 17- and 24-story buildings that opened in 1921 to consolidate the design, production, and showroom activities of the garment industry. According to the Skyscraper Museum, by 1932 over 22,000 people worked in the buildings, producing $200 million in apparel goods.
100 West 37th Street - 989 Sixth Avenue
69 stories / 732 feet tall
Developer: 989 Sixth Realty LLC (Sioni Group in partnership with Eli and Isaac Chetrit)
Architect: C3D Architecture
Completion: TBD
69 stories / 732 feet tall
Developer: 989 Sixth Realty LLC (Sioni Group in partnership with Eli and Isaac Chetrit)
Architect: C3D Architecture
Completion: TBD
At the corner of Sixth Avenue and West 37th Street, a striking new addition to the Garment District skyline is rising. The soon-to-be tallest building in the area, a 69-story, 785-foot residential tower at 989 Sixth Avenue / 100 West 37th Street, is set to transform the Garment District skyline with its sleek, modern design.
The tower is being developed by Eli and Isaac Chetrit, with Sioni Group as a partner. The architect, Damir Sehic of C3D Architecture shaped a design that divides it into four distinct volumes, with a core positioned toward the west side of the block.
New renderings depict a curving glass façade that wraps around the building, with residences and amenity spaces that will benefit from tremendous views of the Empire State Building and Midtown skyline, especially from the higher floors. The tower is currently several stories above street level and will likely top out construction sometime late next year.
The tower is being developed by Eli and Isaac Chetrit, with Sioni Group as a partner. The architect, Damir Sehic of C3D Architecture shaped a design that divides it into four distinct volumes, with a core positioned toward the west side of the block.
New renderings depict a curving glass façade that wraps around the building, with residences and amenity spaces that will benefit from tremendous views of the Empire State Building and Midtown skyline, especially from the higher floors. The tower is currently several stories above street level and will likely top out construction sometime late next year.
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The design includes spacious open terraces on the 23rd, 58th, and 70th floors, providing special event spaces and exceptional outdoor experiences for residents. The building is being constructed with a cast concrete superstructure, glass curtain walls, metal panels, and natural stone cladding.
Curved balconies along the northeast corner rise elegantly up the building, offering residents private outdoor space and iconic views. A touch of distinction will come from vertical illumination strips on the façade, which will give the tower a sense of upward flow and grandeur.
Curved balconies along the northeast corner rise elegantly up the building, offering residents private outdoor space and iconic views. A touch of distinction will come from vertical illumination strips on the façade, which will give the tower a sense of upward flow and grandeur.
When completed in 2026, this 70-story mixed-use skyscraper will offer 311 residential units, some commercial space, and two cellar levels. The tower’s podium is designed to complement the adjacent Haier Building, reaching a similar height and featuring cylindrical volumes clad in floor-to-ceiling glass. Residents will be treated to an array of high-end amenities, including an attended lobby, pool, spa lounge, gym, children’s playroom, co-working space, and a unique speakeasy recreational area.
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Xadia Hotel
58 West 39th Street
42 stories | 475 feet
173 hotel rooms
Architect: Marin Architects
Developer: Wei Hong Hu (H Hotel LLC)
Completion: 2025
58 West 39th Street
42 stories | 475 feet
173 hotel rooms
Architect: Marin Architects
Developer: Wei Hong Hu (H Hotel LLC)
Completion: 2025
Begun before the pandemic and stalled midway through construction for several years, a soaring 42-story hotel is once again making progress, this time with a fresh design by the growing firm of Marin Architects. Recently, YIMBY unveiled new renderings of the mid-block project, which boldly cantilevers over its western neighbor. Poised to become one of the tallest hotels in the area, its rooms will offer stunning views of Bryant Park, the Empire State Building, and the Midtown skyline. The new design is more tame compared to the previous design by Peter Poon Architects, which featured a curving facade at the crown. Aside from hotel rooms, the building will have a rooftop bar, as well as an arcade and restaurant.
Apartments for sale in and around the Garment District
23 East 37th Street, #3R (Brown Harris Stevens Residential Sales LLC)
Bryant Park Tower, #37E (Compass)
The Glass Farmhouse, #5A
$1,150,000 (-17.9%)
Midtown West | Condominium | 1 Bedroom, 1 Bath | 1,291 ft2
The Glass Farmhouse, #5A (Compass)
The Hartford, #6N (Compass)
The Wheeler Building, #9E (Compass)
The Residences at 400 Fifth Avenue, #46A
$3,700,000
Midtown West | Condominium | 2 Bedrooms, 3 Baths | 1,637 ft2
The Residences at 400 Fifth Avenue, #46A (Sothebys International Realty)
The Courant, #PH12 (Douglas Elliman Real Estate)
335 West 38th Street, #34 (Serhant)
Would you like to tour any of these properties?
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Would you like to tour any of these properties?
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