80 Clarkson
COOKFOX Architects · West Village · 2026
Northwest corner of 80 Clarkson (center) and Google Hudson Square (right).
Facade installation is nearing completion at 80 Clarkson, a two-tower residential development adjacent to the recently opened Google headquarters at the former St. John’s Terminal. The project is led by a group of developers including Zeckendorf Development, Atlas Capital Group, and The Baupost Group. COOKFOX Architects is leading the design of the 45- and 37-story towers, which will offer 113 residential condo residences with nearly 37,000 square feet of ground floor retail space and parking for 69 vehicles.
West facade of 80 Clarkson.
Southwest corner of 80 Clarkson from West Street, with 570 Washington rising at the east boundary of the site.
Looking up at the south facade from West Houston Street.
Close-up of the tower facade at the southwest corner.
Close-up of the tower facade at the northwest corner.
South facade of 80 Clarkson (center) and the west facade of Google’s Hudson Square offices (right).
Architect: COOKFOX Architects (Design Architect), SLCE Architects (Executive Architect); Developer: Zeckendorf Development, Atlas Capital Group, and The Baupost Group; Program: Residential Condo, Affordable Senior Housing, Retail; Location: West Village, New York, NY; Completion: 2026.
201 East 23rd Street - The Willow
COOKFOX Architects · Kips Bay · 2026
Southwest corner from East 23rd Street.
Facade installation is ongoing at Naftali Group’s 19-story residential tower The Willow in the Gramercy neighborhood of Manhattan. Designed by COOKFOX Architects, the tower’s facade features red brick and industrial styled punch windows cladding a massing that includes numerous setback terraces and partially enclosed loggias. Facade details include segmental arches formed by soldier coarse brick, commonly found in industrial buildings.
Southwest corner from Third Avenue and East 23rd Street.
When completed, the development will offer 69 residences ranging in size from one to three-bedrooms and a four-bedroom penthouse residence at the top of the tower. Residents will have access to a collection of amenities designed by Rockwell Group that includes a rooftop terrace, Mermaid Room, fitness center with sauna, library, cinema, children’s playroom, music room, and garden courtyard..
Southwest corner from Third Avenue and East 23rd Street.
Close-up of the southwest corner of the facade.
Rooftop Views
View northwest towards Midtown.
View north towards Midtown.
View west towards NoMad.
View south towards Lower Manhattan.
View southwest towards Williamsburg, Brooklyn.
Architect: COOKFOX Architects; Interiors: Rockwell Group; Developer: Naftali Group; Program: Residential; Location: Kips Bay, New York, NY; Completion: 2026.
80 Clarkson and 570 Washington
COOKFOX Architects · West Village · 2026
Northwest corner of 80 Clarkson (center) and Google Hudson Square (right).
Concrete superstructure is close to topping out at 80 Clarkson, a two-tower residential development adjacent to the recently opened Google headquarters at the former St. John’s Terminal. The project is led by a group of developers including Zeckendorf Development, Atlas Capital Group, and The Baupost Group. COOKFOX Architects is leading the design of the 45- and 37-story towers, which will offer 113 residential condo residences with nearly 37,000 square feet of ground floor retail space and parking for 69 vehicles.
West facade of 80 Clarkson.
Southwest corner of 80 Clarkson from West Street, with 570 Washington rising at the east boundary of the site.
West facade of 80 Clarkson from West Street.
Northwest corner of 80 Clarkson from West Street.
Looking up at the north facade.
Looking up at the north facades of 570 Washington (left) and 80 Clarkson (right).
Close-up of the north facade of 80 Clarkson (center, right) and 570 Washington (center).
Construction on the adjacent 19-story senior housing tower at 570 Washington is also well underway, with facade installation wrapping up soon. When completed, this tower will offer 175 residences under the Affordable Independent Residences for Seniors (AIRS) program and approximately 3,300 square feet of ground floor retail.
East facade of 570 Washington from West Houston Street.
Looking up at the east facade of 570 Washington.
South facade of 80 Clarkson (center) and the west facade of Google’s Hudson Square offices (right).
Architect: COOKFOX Architects (Design Architect), SLCE Architects (Executive Architect); Developer: Zeckendorf Development, Atlas Capital Group, and The Baupost Group; Program: Residential Condo, Affordable Senior Housing, Retail; Location: West Village, New York, NY; Completion: Early 2026.
80 Clarkson and 570 Washington
COOKFOX Architects · West Village · 2026
Southwest corner of 80 Clarkson from West Street, with 570 Washington rising at the east boundary of the site.
Concrete superstructure has reached the one third mark at 80 Clarkson, a two-tower residential development adjacent to the recently opened Google headquarters at the former St. John’s Terminal. The project is led by a group of developers including Zeckendorf Development, Atlas Capital Group, and The Baupost Group. COOKFOX Architects is leading the design of the 45- and 37-story towers, which will offer 113 residential condo residences with nearly 37,000 square feet of ground floor retail space and parking for 69 vehicles.
West facade of 80 Clarkson from West Street.
Northwest corner of 80 Clarkson from West Street.
Construction on the adjacent 19-story senior housing tower at 570 Washington is also well underway, with facade installation wrapping up soon. When completed, this tower will offer 175 residences under the Affordable Independent Residences for Seniors (AIRS) program and approximately 3,300 square feet of ground floor retail.
East facade of 570 Washington from West Houston Street.
Looking up at the east facade of 570 Washington.
Southeast corner of 570 Washington from Washington Street.
Looking up at the north facades of 570 Washington (left) and 80 Clarkson (right).
Close-up of the south facade of 570 Washington.
Architect: COOKFOX Architects; Developer: Zeckendorf Development, Atlas Capital Group, and The Baupost Group; Program: Residential Condo, Affordable Senior Housing, Retail; Location: Hudson Square, New York, NY; Completion: 2026.
80 Clarkson and 570 Washington
COOKFOX Architects · West Village · 2026
Southwest corner of 80 Clarkson from West Street, with 570 Washington rising at the east boundary of the site.
Concrete superstructure is rising at 80 Clarkson, a two-tower residential development adjacent to the recently opened Google headquarters at the former St. John’s Terminal. The project is led by a group of developers including Zeckendorf Development, Atlas Capital Group, and The Baupost Group. COOKFOX Architects is leading the design of the 36- and 29-story towers, which will offer 127 residential condo residences with nearly 37,000 square feet of ground floor retail space and parking for 69 vehicles.
West facade of 80 Clarkson from West Street.
Northwest corner of 80 Clarkson from West Street.
Construction on the adjacent 19-story senior housing tower at 570 Washington is also well underway, with superstructure topped out and installation of facade panels ongoing. When completed, this tower will offer 169 residences under the Affordable Independent Residences for Seniors (AIRS) program and approximately 3,300 square feet of ground floor retail.
Looking up at the north facades of 570 Washington (left) and 80 Clarkson (right).
East facade of 570 Washington from West Houston Street.
Looking up at the east facade of 570 Washington.
Southeast corner of 570 Washington from Washington Street.
Close-up of the east facade of 570 Washington.
South facade of 570 Washington.
Close-up of the south facade of 570 Washington.
Facade panels for 570 Washington awaiting installation.
Architect: COOKFOX Architects; Developer: Zeckendorf Development, Atlas Capital Group, and The Baupost Group; Program: Residential Condo, Affordable Senior Housing, Retail; Location: Hudson Square, New York, NY; Completion: Early 2026.
Terminal Warehouse
COOKFOX Architects · Chelsea · 2025
Southwest corner from 12th Avenue.
Facade work is wrapping up at L&L Holding Company and Columbia Property Trust’s renovation of the Terminal Warehouse in West Chelsea. The structure was originally designed by George Mallory and constructed in 1891 by the Terminal Warehouse Company. COOKFOX Architects are overseeing the design of the renovation, which includes restoring the original building and the addition of a 6-story steel and glass structure and approximately 100,000 gross square feet of green space. A freight tunnel that runs the length of the 700 foot structure will serve as an interior street with the original steel inlaid tracks serving as the street connecting access to office amenities, retail space, and a central courtyard. At completion, the groundscraper will offer 1.3 million square feet with floor plates up to 160,000 square feet in size and 29 private terraces.
West elevation from 12th Avenue.
Northwest corner from 12th Avenue.
Northwest corner from 12th Avenue.
Close-up of the west facade of the new addition atop the existing structure.
Close-up of the west facade.
Close-up of the southwest corner.
Close-up of the northwest corner.
Looking up at the northwest corner of the existing building.
Existing facade detail.
Existing facade detail.
Southwest corner from Hudson River Park.
Southwest corner on the Chelsea waterfront.
Southeast corner from 11th Avenue.
Close-up of the retail entrance on the east facade.
East facade from 11th Avenue.
Northeast corner of the existing building.
Close-up of the north facade of the existing building.
Close-up of the north facade of the existing building.
Northeast corner of the new addition atop the existing building.
North facade from the High Line.
Architect: COOKFOX Architects; Structural Engineer: DeSimone Consulting Engineering; MEP Engineer: Derive Engineering; Facade Consultant: Thornton Tomasetti; Landscape Architect: terrain; Construction Manager: New Line Structures; Developers: L&L Holding Company, Columbia Property Trust; Program: Office, Retail; Location: West Chelsea, New York, NY; Completion: 2025.
Construction Update: 550 Washington Street - Google NYC - St. John's Terminal
Northeast corner.
Construction has wrapped up at Oxford Properties’ conversion of St. John’s Terminal, originally constructed in 1934, into the offices of Google at 550 Washington Street on the west side of Manhattan. Led by COOKFOX Architects, the project re-imagines the former terminus of the New York Central Railroad’s West Side viaduct into 1.3 million square feet of office space for Google. Nine new floors have been added atop the existing structure that stretched for two city blocks.
Northwest corner from Washington Street.
Northwest corner from West Street.
Northwest corner from West Street.
Southwest corner from West Street.
Close-up of the curtain wall panels at the west facade.
80 Clarkson and 570 Washington
Foundation work is underway at the adjacent site which will feature two residential towers from developers Zeckendorf Development, Atlas Capital, and The Baupost Group. Designed by COOKFOX Architects with SLCE Architects, the 36-story tower at 80 Clarkson Street will offer 271 condo units, while the 29-story tower at 570 Washington Street will offer 169 affordable senior apartments. The towers will rise on what was once the northern half of the St. John’s Terminal structure, which was demolished in 2019.
Architects (550 Washington): COOKFOX Architects, Adamson Associates, and Gensler (Interiors); Structural Engineer (550 Washington): Gilsanz Murray Steficek; Landscape Architect (550 Washington): Future Green Studio; General Contractors (550 Washington): Structure Tone and Turner Construction; Developers: Oxford Properties Group (550 Washington); Zeckendorf Development, Atlas Capital, and The Baupost Group (80 Clarkson and 570 Washington); Program: Office (550 Washington), Residential Condo (80 Clarkson), Senior Housing (570 Washington); Location: Hudson Square, New York, NY; Completion: 2024 (550 Washington); 2026 (80 Clarkson and 570 Washington).
Tour: 1 South 1st Street / 10 Grand Street
West facade from the East River.
Construction has wrapped up at One South First (formerly 260 Kent), the second residential tower of the Domino Sugar master plan. Designed by COOKFOX Architects, the 42-story tower is located at the northern boundary of Domino Park. Along with 330 residential rental units, the mixed-use building also contains 22 commercial floors with 150,000 square feet of office space and 13,000 square feet of retail, known as Ten Grand Street.
Southwest corner.
COOKFOX was inspired by the molecular structure of sugar crystals for the design of the precast concrete panels that clad the exterior. The molds for the panels were 3D printed using the same BIM model developed for the design and documentation of the building.
West facade of One South First (far left), the Domino Sugar Refinery (center), and 325 Kent (right) at the Domino Sugar development.
Northwest corner of 1 South First.
Northeast corner from Grand Street.
Looking up at the east facade.
Close-up of the precast concrete panels.
Ten Grand Street
North facade of the podium at the Ten Grand Street office entrance.
The northern volume is composed of 20 floors of commercial office space, each measuring 6,000-square-feet and looking out onto the East River waterfront from floor-to-ceiling windows. Office occupants will have access to two floors of amenities, designed by Bonetti/Kozerski, that include a meeting atrium, work lounge, private conference rooms, 48-seat screening theater, open air terraces, fitness center, bicycle lobby and bike storage, and private outdoor rooftop cabana.
Office lobby clad in metallic terra cotta wall tiles and featuring a site-specific light sculpture by artist Cerith Wyn Evans.
Office lobby.
Meeting atrium.
Meeting atrium.
Office floor.
One South First
Residential lobby.
Mail room adjacent to the residential lobby.
Model Residence
Rooftop Terrace
View northwest towards Midtown.
View southwest towards Lower Manhattan.
View south towards the Domino Sugar Refinery under renovation.
Northeast corner of the Domino Sugar Refinery.
Architect: COOKFOX Architects; Developer: Two Trees Management; Program: Residential Rental, Office, Retail; Location: Williamsburg, Brooklyn, NY; Completion: Late 2019.
Tour: 25 Park Row
North facade.
Construction is wrapping up at L+M Development Partners Inc. and The Family Behind J&R Music World's 25 Park Row, a 50 story residential condo tower. The tower is part of a multi-building development that replaces the J&R Music and Computer World megastore. Designed by COOKFOX Architects, the tower is clad in limestone colored panels that are likely concrete. Inside, the tower offers 110 residential condo units with views out onto City Hall Park and panoramic views of the New York skyline from large windows and spacious balconies.
Looking up at the northeast corner of 1 Beekman (left) and 25 Park Row (right).
Looking up at the north facade.
Northwest corner of the tower.
Residential Lobby
Residential lobby lounge.
Concierge desk.
Elevator lobby.
Elevator cab.
Tower Views
View west towards historic and present day iconic architecture from an upper floor.
View east from an upper floor.
View north towards Midtown from an upper floor.
A private loggia on the north facade.
View north towards City Hall Park from a private loggia.
Architect: COOKFOX Architects; Developers: L+M Development Partners and 23 Park Row Associates; Program: Residential Condominiums, Commercial; Location: Financial District, New York, NY; Completion: 2020.
Construction Update: 100 Vandam
Northwest corner from Greenwich Street.
Construction scaffolding is coming down at 100 Vandam, revealing the COOKFOX designed tower facade. The site at the corner of Vandam Street and Greenwich Street was once home to a coal power plant, whose masonry facade is being integrated into the residential conversion. A new tower has been constructed atop the 6-story existing building, bringing the total height of the project to 25-stories and 350 feet. Design of the tower facade includes panels at each slab edge that provide solar shading, balcony railings with custom designed patterns that are also present on the glass spandrel panels, and slab depressions throughout the tower perimeter for loggia gardens by Terrain NYC.
When completed, the Jeff Greene developed project will offer 70 residential condo units and 2,500 square feet of ground floor commercial space.
Looking up at the north facade.
Looking up at the northeast corner of the tower.
Detail of the north tower facade.
Northeast facade of the tower.
Detail of the northeast tower facade.
Detail of the north tower facade.
Looking up at the west facade from Greenwich Street.
Southwest corner from Greenwich Street.
Architect: COOKFOX Architects; Developer: Jeff Greene; Program: Residential; Location: Hudson Square, New York, NY; Completion: 2021.