80 Clarkson Street: The Tale of Three Towers

Viewed from West Street, looking east, the 40-story structure at 80 Clarkson Street is rising on the west end of the city block with the other construction of the total project. There is another fully market-rate condo tower of 37-stories to be built up against the west wall of the 570 Washington tower. Together, these three towers comprise the tallest structures in Greenwich Village and will dwarf everything in the West Village. Google is on the right side. All photos by Brian J. Pape, AIA.

Remember back in 2016 when we reported the proposal for the “Clarkson Square” development as part of the former St. John’s Terminal (ca.1933)? The developers acquired the full-block parcel, bound by Clarkson Street to the north, West Houston Street to the south, West Street to the west, and Washington Street to the east.

Back then, 1,586 apartments were proposed, with 475 senior and affordable units included in the mix, and the mix was to be distributed throughout the development. That proposal utilized the development’s air-rights transfer of an extra 200,000 square feet (SF) from Pier 40 and re-zoning changes from manufacturing to residential, approved by city council.

Viewed from West Houston Street, looking west, an initially separate structure at 570 Washington Street has topped out at 17 stories on the east end of the same city block as the other construction of 80 Clarkson Street, with 37 and 45-story towers on the west half of the block.

But when those specifications aren’t baked into the plan, we can see how things end up.

Demolition started in 2019, then excavation work began in earnest Spring 2023, and we began to get a better picture of what was to come. Instead of two towers, we are getting three towers. Instead of 1,586 apartments with 475 senior and affordable units, we are getting “over 100 condominium” luxury units and 175 affordable senior homes. Going from 1,586 down to 270 or so? The 400- and 450-foot tall buildings will build 650,000 square feet, with nearly 37,000 square feet as ground-floor retail space (that roughly calculates as 613,000/100 units= 6130 SF /unit).

The mid-rise, topped-out 570 Washington Street has 180,000 square feet for the 175 less-than-market-rate units and approximately 3,300 square feet of ground-floor retail space and 5,600 square feet of amenity spaces (that’s roughly 171,100/175 units= 977 SF /unit).

Designed by COOKFOX Architects with SLCE Architects as the architect of record, all three reinforced concrete superstructure towers will feature limestone facades around a grid of large windows with dark metal frames, setbacks and terraces to create visual diversity, reflecting the traditionally masonry buildings of the neighborhood.

Built in the flood plain along the Hudson River on West Street, the structures sink two stories into the ground, providing enclosed parking for 69 vehicles and other underground facilities. When the floods come, and they will as surely as Storm Sandy in 2012, these areas will suffer the most damage, so it is best to keep that area utilitarian.

The developers Zeckendorf Development, Atlas Capital Group, and The Baupost Group have projected a $1 billion sellout on the homes at 80 Clarkson Street, according to New York YIMBY. The 570 Washington Street developers are Jonathan Rose Companies and Atlas Capital Group. They noted on signs projecting completion in December 2026.

Viewed from West Houston Street in 2019, looking west at 570 Washington Street, the former St. John’s Terminal and its “Highline” overpass north of Houston is being demolished to make way for the “Clarkson Square” development. All photos by Brian J. Pape, AIA.

14 Fifth Avenue Tops Out

This recent photo of the 19-story apartment building, looking west across Fifth Avenue, shows the installation of the floor-to-ceiling windows with black mullions, set in the concrete superstructure. Photo by Brian J. Pape, AIA.

Just north of Washington Square Park between East 8th and East 9th Streets, construction on 14 Fifth Avenue, a 19-story residential building designed by Robert A.M. Stern Architects and Hill West Architects and developed by Madison Realty Capital, has topped out its reinforced concrete superstructure.

New York YIMBY website reported that it began its ascent above street level after last May 2023, when construction was on hold while crews addressed structural damage to the two abutting buildings caused during 14 Fifth Avenue’s excavation and foundation work. Many residents were forced from their homes due to the dangerous conditions caused by notable settling and structural cracks. Recent visits show the buildings still shrouded in scaffolding.

The renderings show 14 Fifth Avenue with a characteristic RAMSA design composed of gray brick with limestone for the base and cornices. The upper levels feature numerous setbacks with terraces and balconies. Installation of the grid of floor-to-ceiling windows with black mullions is also moving along, with much of the main eastern elevation already enclosed.

The developers purchased the 5,255-square-foot plot for $27.5 million in 2015, The 241-foot-tall structure will yield 20 condominiums, and is expected to be occupied by the end of 2025, or early 2026.

This rendering of the 19-story apartment building, looking west across Fifth Avenue, shows a grey stone base and grey brick facades, balanced compositions and setbacks, that mimic early 20th century designs and details to help it blend in with the neighborhood. Credit: RAMSA Architects