At number 29 on our annual year-end countdown of the tallest projects under construction in New York is 80 Clarkson, a two-tower residential complex along the Hudson River waterfront in Manhattan’s West Village. Designed by COOKFOX Architects and SLCE Architects and developed by Zeckendorf Development, Atlas Capital Group, and the Baupost Group, the project consists of 37- and 45-story structures standing 420 and 490 feet tall, respectively. The $1.25 billion development will span approximately 650,000 square feet and yield 112 condominium units, nearly 37,000 square feet of ground-floor retail space, and enclosed parking for 69 vehicles. Suffolk Construction is the general contractor for the property, which is bounded by Clarkson Street to the north, West Houston Street to the south, the 17-story 570 Washington Street to the east, and West Street to the west.
Façade installation has steadily taken shape on the towers since our last update in late-July, when the reinforced concrete superstructures had recently topped out and exterior work was just getting underway. The assembly of warm limestone paneling and large square windows now covers most of the shorter eastern tower and more than half of its taller sibling. The hoists and tower cranes remain in place on both structures as construction continues.
80 Clarkson. Photo by Michael Young.
80 Clarkson. Photo by Michael Young.
80 Clarkson. Photo by Michael Young.
80 Clarkson. Photo by Michael Young.
80 Clarkson. Photo by Michael Young.
80 Clarkson. Photo by Michael Young.
80 Clarkson. Photo by Michael Young.
80 Clarkson. Photo by Michael Young.
80 Clarkson. Photo by Michael Young.
80 Clarkson. Photo by Michael Young.
80 Clarkson. Photo by Michael Young.
80 Clarkson. Photo by Michael Young.
80 Clarkson. Photo by Michael Young.
80 Clarkson. Photo by Michael Young.
Large black air duct tubes hang down the sides of the western tower.
80 Clarkson. Photo by Michael Young.
80 Clarkson. Photo by Michael Young.
80 Clarkson. Photo by Michael Young.
80 Clarkson. Photo by Michael Young.
80 Clarkson. Photo by Michael Young.
The renderings by DBOX in the main photo and below preview 80 Clarkson’s intricate cubic form of stepped setbacks and pocketed terraces, along with the shared podium and a vehicular entryway along Clarkson Street that will be flanked by inward-angled walls bearing the building’s address. Decorative metal screens with tree motif cutouts are also apparent in the exterior ornamental design of the courtyard space. The surrounding double-height walls will be adorned with more of the tree-patterned paneling above the ground level, while a spherical fountain sculpture will sit in its center.
Rendering courtesy of DBOX.
Rendering courtesy of DBOX.
The development team acquired the full-block parcel for $340 million in early 2022, and also secured a $965 million construction loan from London-based Cale Street Partners and San Francisco-based Farallon Capital Management to cover the condominiums. 80 Clarkson has a projected $2 billion sellout with sales led by Dan Tubb and Amy Williamson.
Amenities will include a fitness center, pool, spa, and hot and cold plunges. Additional offerings are expected to be revealed later.
The site was once occupied by the northernmost extension of the St. John’s Terminal building. The remaining bulk of this structure was converted into Google’s New York headquarters at 550 Washington Street.
80 Clarkson and Google’s headquarters at 550 Washington Street (right). Photo by Michael Young.
The nearest subways from the ground-up development are the 1 train at the Houston Street station to the east along Varick Street, as well as the C and E trains at the Spring Street station to the southeast.
Construction on 80 Clarkson is slated for completion in December 2026, as noted on site.
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I love these buildings except….that South West corner, where there is just a wall instead of windows, I know the windows would break up the square geometry of the other windows but how you just wall over what would be an incredible corner window is criminal.
I cannot believe they’re setting aside some units for “affordable” housing in one of the most expensive buildings in Manhattan.
Doing so grants them the ability to build more overall area than would normally be allowed its a very good incentive most developers take it
yep ofc I do know it. And they got special zoning from their originally industrial lot. Otherwise you cannot build such a high-rise bldg in this specific location.
So if you know it all then what is it that you cannot believe?
Living in Manhattan is a choice, not a birth right. In fact, it is a luxury choice and there are tons of people who would like to do so. I dont mind subsidized housing built in cheaper metro areas or suburban areas but doing so in a ultraweathy neighborhood is equivalent to giving out Ferrari or iphone 17 pro max to 10 homeless people for free (instead of giving an old Motorolla old to 100 homeless people).
Manhattan has never been and never will or should be the elitist ivory palace you seem to be yearning for bud. People of all classes have always called this island home so sorry that irritates you so much. How miserable you must be. I will pray for you.
JK, having the audacity to say that while the city is in the middle of a housing crisis is so misanthropic, pretentious, and distasteful of you.
Spread your anthropic ideas somewhere else cheaper lol. Manhattan is the most expensive metro in the US. Do you go to a Ferrari store and ask for a 10k car?
How much donation do you make per year Phillip? Are you ok with providing homeless ppl with BMW and Iphone 17 pro max? Providing tax-subsidized housing in the most expensive neighborhood of the most expensive metro area in the US is equivalent to what I just listed so you’re the one who’s pretentious here (and disgusting or ignorant)
Dude your gaslighting and deflection here is ludicrous JK. Say something decent next time instead of throwing poor people under the bus instead of sounding like KKKaroline Leavitt. Both of you sound like total cunts.
Sounds like you just hate poor people
I dont hate poor people. I hate tax money being wasted. Oh and I hate illogical people who cannot come up with logical arguments to dispute a point and who instead bring random stuff I didnt even mention
JK I hope you pay out of pocket for every medical expense and hospital visit until the day you either are broke or no longer exist to learn how hard it is for poor people to live in Trump’s America.
I suspect the affordable apartments will be in the lower section of the rear building.
It costs us, the public, absolutely nothing to allow them to build larger on this site to add the affordable units so why the objection? IMHO, this site should have a building 2x the size built on it, so we can house even more people on such a prime site, and we should really be encouraging them to build more housing for all income levels here.
Good lord JK, you elist-sounding scumb*g 🤬 How would you like it if you were seen as a second-class citizen by the government? I bet you voted for him and have no shame with poor people losing their SNAP benefits, paying obscene prices for Medicaid, and supporting the kind of Not-see sh*t that he said about how affordability and the cost of living for the most vulnerable Americans is a ‘con job” and a hoax. Go f*ck yourself.
JK: “I don’t hate poor people…”
Sure Mr. Goody Two-Shoes, and
nearly every Republican that literally voted to have substantial cuts to SNAP and Medicaid in the budget resolution back in February, while every Democrat voted against it.
Badgering people to help the poor as a means to deflect your contempt to help or acknowledge that group of society is vile of you, JK.
The few scattered balconies here seem jarring and out of place, compared to the elegance of the rest of this structure.
..and of of course even understanding the economics, it doesn’t feel right for the taller tower to be at the western point, instead of the complex flowing down torwards the river..
Tall tower along the west, so more units get the direct waterfront views. That’s how I see it
Should have set aside 33% of the apartments for low income and middle income.
In a limestone clad building on the river? I dont think so
They should have . Will just go to wealthy Google executives and mistresses.
is that wrong? Do you think tax money should be used to give out Ferrari and Iphone Pro 17 pro max to homeless ppl or ppl making less 150k/yr in NYC?
The ferrari and iphone line doesnt hit as hard the second time, try diversifying the vocab next time for a real punch!
This is a really unusual design. The step back forms of the buildings are definitely pre-war, as is the choice of limestone. But the different colors of the simple limestone panels makes a rather rustic look for the entire project. I’m trying to remain hopeful for the strap-on balconies.
This project definitely needs to be seen in person when finished.
Quite impressive. Kudos to the design architects…
Given it’s next door neighbor… I’ll refer this new complex as GOOGLE HEIGHTS!
I still don’t understand why these are the only towers allowed on West Street.
That’s not true. Look up Perry Street Towers (Richard Meier’s first new construction projects in New York City)
Those are not towers compared to these.
Define your scope of West Street, because it extends all the way down to Fidi, where 1 World Trade Center, Brookfield Place, and 50 West Street rise along for example, and all the way up toward Chelsea and Hudson Yards where it turns into 11th and 12th Avenues.
I was referring to the long stretch above Tribeca where these towers sit. Why weren’t their neighbors allowed this height? Does anybody actually know the answer to this question? It would be appreciated.
Looks good👍, I like the set backs & 2 bldg configuration, hopefully with all the terrace & balcony spaces, it will yield plenty of🌲🌳🌱☘️greenery & help make the bldg & proximity to the water even more synergistic👍