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332 West 11th Street (Weddle Gilmore for Landmarks Preservation Commission) 332 West 11th Street (Weddle Gilmore for Landmarks Preservation Commission)
The West Village is one of the most protected sections of New York City, yet home to some of its most eye-catching homes. Emmy and Tony Award-winning actor Hugh Jackman has recently listed his triplex apartment at the Richard Meier-designed 176 Perry Street for $38.9 million; features include a double-height Great Room with ethanol fireplace, a full-floor primary suite with a home gym area and sauna, and terraces on every floor. Around the block at 165 Charles Street, the "treehouses" in a massive combination unit recently generated headlines. And if things go as planned for the team behind 332 West 11th Street, their condo conversion will include a triplex penthouse with a landscaped terrace.
The Thomas Styles-designed 332 West 11th Street dates back to 1905, when it was built as a stable and warehouse for Foster Ice Company; it has since been turned into a parking garage. When the garage was listed for $45 million in November 2019, it was marketed as a possible single-family mansion conversion. However, it ultimately sold for $26 million at the end of 2020, and the team describes their three-unit condo conversion as "a modest and respectful adaptive reuse."
332-West-11th-Street Historic photos
332-West-11th-Street-02 Aerial view of the proposal
Owing to its address at the edge of the Greenwich Village Historic District, the project cannot proceed without the approval of the Landmarks Preservation Commission ("Landmarks"). A presentation by Weddle Gilmore depicts a sixth-floor and penthouse addition with oversized metal windows, new bulkheads and mechanicals, and multiple landscaped terraces (which are shown unadorned in the presentation so as to keep the focus on the architecture). Mockups show that the addition is visible from surrounding streets, but not conspicuously so.
Along with the penthouse addition, the condo conversion calls for replacing windows, altering the ground floor to create a residential entrance with a garage entrance to the right, and demolishing the back of the building to construct a new rear facade. It is not uncommon for converted industrial buildings to remove rear facades so as to allow more light and air into the new residences; and, in the case of 332 West 11th Street, the current structure's rear facade has some severe buckling with the brick that could be an ongoing problem if not addressed.
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Finally, the project calls for a significant restoration of the original facade. This involves cleaning and repairing the existing brick and limestone, repairing and replacing lintels, recreating a sheet metal cornice, and relocating a cast iron column to create a more symmetrical base.
Village Preservation had no objections to the proposed renovation of the existing building, but expressed qualms about the size of the rooftop addition. Many commissioners concurred, and Commissioner Michael Devonshire noted that the proposed landscaping would make the addition even more conspicuous. Other commissioners objected to the removal of the fan windows, the color of the brick, and the relocation of the column that might have been original to the building. Chair Sarah Carroll ultimately called it “a good start” and invited the team to return after taking the suggestions into account.
When the new residences are ultimately approved, data indicates that buyers will welcome them with open arms: CityRealty data shows that last year, the Village saw the most apartments sold in over a decade. However, the West Village is among the most desirable areas - condo prices here are significantly higher than their counterparts in Greenwich Village or the East Village, not to mention much higher than other Manhattan markets.
332-West-11th-Street-02 Previous proposal to turn the building into a single-family home (Compass)
View towards Midtown from upper floor of the building
View north towards West Chelsea and Hudson Yards

Future Projects in the West Village

540 Hudson Street
7 stories | 19 units
Developer: William Gottlieb
Designer: Morris Adjmi Architects
Completion estimated for 2022

540-Hudson-Street-01 Rendering of 540 Hudson Street (Morris Adjmi Architects)
At the beginning of June 2022, an offering plan was filed for the new condominium that rose on the former site of a gas station on the corner of Hudson and Charles Streets. Construction topped out in March 2022 with the building's undulating shape already evident; next to go up is the Landmarks-approved red brick facade, curved corner windows, and casement windows. The 19 one- through three-bedroom apartments will include a setback penthouse with a sprawling rooftop terrace. Residential amenities are set to include a fitness center, common lounge, screening room, and common roof deck.
540-Hudson-Street-02 Construction progress (CityRealty)

401 West Street
7 stories | 10 units
Developer: Wainbridge Capital and Fitzrovia
Designer: Thomas Juul-Hansen
Completion estimated for 2022

401-West-Street-01 Rendering of 401 West Street (Wainbridge Capital)
401-West-Street-03 Common roof deck
401 West Street took shape on the former site of townhouses that were damaged during Superstorm Sandy. The new building, described as "a residential hotel," implements flood mitigation strategies. The 10 fully and luxuriously furnished residences will comprise four one-bedrooms, five two-bedrooms, and one three-bedroom. Select units will have private terraces, and all residents will have access to five-star amenities like concierge service, a spa with sauna and hammam, a fitness center, and a rooftop terrace with Hudson River views. The building will also be home to private members' club The Circle.

160 Perry Street
6 stories | 17 units
Developer: William Gottlieb Real Estate
Designer: Morris Adjmi Architects
Completion estimated for 2023

160-Perry-Street-01 Rendering of 160 Perry Street (Morris Adjmi Architects)
The stretch of Perry Street between Washington and West Streets is home to some of the West Village's most architecturally adventurous buildings. 160 Perry Street is somewhat sedate by comparison, but its context-sensitive design will be underscored by an energy-efficient infrastructure. Renderings on Morris Adjmi Architects' Instagram depict a brick building with Alumil windows, each of which has a decorative bent steel rail to emulate the look of Juliet balconies.

144 Barrow Street
7 stories | 16 units
Developer: William Gottlieb Real Estate
Designer: Morris Adjmi Architects
Completion estimated for 2023

At 144 Barrow Street, a garage was demolished to make way for a new condo-hotel project. While the site is located just outside Landmarks' jurisdiction, renderings nevertheless show a context-sensitive design and a height congruous with its nearest neighbors.
150-Barrow-Street-01 Rendering of the restored Keller Hotel (Morris Adjmi Architects)
It is directly next door to the Keller Hotel at 150 Barrow Street, a New York City Landmark whose retail space once hosted the city's oldest gay "leather" bar. In April 2017, Landmarks approved Morris Adjmi Architects' plans to restore the building to its former glory and reopen it as a hotel. However, in May 2020, BKSK Architects filed permits to convert the hotel to a 10-unit condominium with retail at the base and no more than two units per floor.

Clarksqn, 550 Washington Street
30 stories
Developer: Oxford Properties
Designer: COOKFOX
Completion TBA

550-Washington-Street-01 Rendering of Clarksqn (COOKFOX)
550-Washington-Street-02 Aerial rendering (COOKFOX)
At the nexus of the West Village and Hudson Square, much attention has been paid to the new Google campus at St. John's Terminal, which the tech giant announced plans to purchase for $2.1 billion. However, construction is expected to commence on Clarksqn, a residential component set to be designed with COOKFOX's signature biophilic principles. An early master plan called for a new residential community with mixed-income housing, including affordable and elder housing, market-rate rental housing and residential condo minimums.

327 Bleecker Street
4 stories | 2 units
Developer: William Gottlieb Real Estate
Designer: FSI Architecture
Completion TBA

327-Bleecker-Street-01 Rendering of 327 Bleecker Street (FSI Architects for Landmarks Preservation Commission)
It took more than one hearing, but Landmarks ultimately approved a proposal for a new four-story building on the corner of Bleecker and Grove Streets in September 2016. The Department of Buildings concluded that its predecessor was unstable; it has since been demolished with plans to salvage as much of the original brick and granite as possible. Permits call for retail at the base and two apartments - one simplex and one duplex.

Ten Most Beautiful Apartments for Sale in the West Village

260-West-10th-Street-01 260 West 10th Street, #5E (Compass)
From the Listing: Replete with designer finishes, this generous loft-like home boasts soaring ceilings, wide-plank pine floors and swaths of exposed brick. Enjoy a statement wood-burning fireplace finished in floor-to-ceiling stainless steel tile. Chefs will appreciate the renovated, open kitchen featuring a Sub-Zero refrigerator, Bosch dishwasher, sleek cabinetry and a full size gas range. Relax or entertain in the expansive living room bathed in natural light with peaceful sky and city views. The unit offers easy access to the shared roof deck, offering breathtaking skyline views. See floor plan and full details here.

281-West-11th-Street-01 281 West 11th Street, #4/5C (Compass)
From the Listing: This impeccable one-bedroom, one-bathroom penthouse duplex wows with beautiful interiors filled with original architectural details, 10'4' ceiling height on both floors, outstanding storage and an ultra-desirable location on what is arguably one of the best blocks in the heart of the coveted West Village. Arrive on the lower entertaining level and be swept away by soaring exposed beam ceilings, hardwood floors and swaths of painted brick. The south-facing living room invites you to relax alongside open-sky views and a wood-burning fireplace. At 20 feet long, the space offers a generous footprint for seating and dining areas. In the eat-in kitchen, custom cabinetry is topped with stainless steel and butcher block countertops and dramatic green subway tile along with appliances that include a Sub-Zero refrigerator, a Marvel wine refrigerator, and a vented gas range and dishwasher by Bosch. This home comes with the exclusive use of the roof area directly above the apartment. See floor plan and full details here.

69-Perry-Street-01 69 Perry Street, #2 (Douglas Elliman)
From the Listing: Occupying the entire parlor floor, this apartment has a dramatic living room with very high ceilings that is bathed in light from three grand south facing windows with original shutters. The wood burning fireplace has a wonderful Art Deco mantle creating an atmosphere that is warm and inviting. Floor to ceiling vintage French doors in the living room and the ivy-covered kitchen window bring light and charm to the dining room and kitchen which are both customized with handmade cabinetry and Portuguese floor tiles in addition to the latest appliances. Privacy and serenity enhance the bedroom wing which is set apart from the living spaces. See floor plan and full details here.

155-Perry-Street-01 155 Perry Street, #6A (Compass)
From the Listing: Sophisticated, complete designer renovation with keen attention to detail throughout, this sun drenched prewar corner loft features wonderful open city views from the many large windows, 12-foot ceilings, a wood-burning fireplace, a gorgeous kitchen with white Carrara marble slab countertops, back splash and breakfast bar and state of the art appliances. The elegant en-suite primary bath has a soaking tub with rain shower and a trough sink for 2. Marble guest bath has a walk-in shower with rain shower. See floor plan and full details here.

160-Leroy-Street-01 160 Leroy Street, #SOUTH8B (Douglas Elliman)
From the Listing: Sweeping panoramic views of the Hudson River and West Village waterfront, Residence South 8-B at 160 Leroy Street features 3 bedrooms, 3.5 bathrooms, and 11' foot ceilings throughout. The kitchen was conceived by Bulthaup with Scandinavian Larch wood cabinets and hand selected Sivec marble slab countertops and backsplash. Appliances include a Sub-Zero refrigerator, Wolf oven, Gaggenau cooktop and Miele dishwasher. Off the kitchen is a unique chef's pantry/kitchen complete with a Sub-Zero freezer and wine refrigerator, Wolf steam oven, microwave oven and Wolf coffee/espresso machine. The primary suite boasts open west-facing views, a gracious dressing area lined with closets, and a lavish spa-like bathroom. See floor plan and full details here.

175-West-10th-Street-01 175 West 10th Street, #PH (Official Partners)
From the Listing: Turn-key and exquisitely finished, the residence recently underwent a complete renovation by Fulk. The private elevator entry and foyer are lined with black cerused oak. In the Great Room, a massive wall of windows looks out onto the West Village, incorporating the living and dining spaces, as well as the open-plan kitchen, into the fabric of the city itself. The kitchen features Breccia Capraia countertops and a full suite of Gaggenau appliances. Indoor and outdoor spaces of the duplex penthouse, including four large terraces, are patterned in much the same way as the terraces found on classic prewar residential buildings of architects such as Rosario Candela. See floor plan and full details here.

111-Jane-Street-01 111 Jane Street, #PH (Sotheby's International Realty)
From the Listing: This palatial Jane Street penthouse offers a townhouse lifestyle with Hudson River views to the State of Liberty. This extraordinary penthouse boasts 6 terraces, 3 wood-burning fireplaces and a 1,176-square-foot private rooftop. The penthouse level is comprised of an open foyer with a beautifully crafted center staircase, south-facing open concept living, dining and kitchen, media/library living space and a stunning powder room. The center staircase leads upstairs to a luxurious full-floor primary suite and downstairs to the private bedroom quarters. See floor plan and full details here.

385-West-12th-Street-01 385 West 12th Street, #PHW (Douglas Elliman)
From the Listing: Totaling 3,844 of interior square footage, plus three large private terraces, Penthouse-West features a gracious layout spanning two levels, with river views and excellent light from southern, western, and northern exposures. Perched atop the building with its verdant planted terraces and accessible directly by key-locked elevator, the penthouse enjoys the utmost privacy and tranquility. Walnut floors, maple cabinetry, and high ceilings feature throughout the home. The first level is entered through an elegant custom copper entry foyer and gallery that connect to the entertaining rooms of the penthouse. Up the architectural staircase from the first level's gallery, the second floor features the primary bedroom suite and the second and third bedroom suites, along with the home's third private terrace. See floor plan and full details here.

299-West-12th-Street-01 299 West 12th Street, #PHA (Brown Harris Stevens)
From the Listing: We are presenting you a once-in-a-generation opportunity to own the penthouse in the iconic 299 West 12th Street. #PHA has nearly 3,000 square feet of interior space, along with 1,950 square feet of outdoor terrace delight across two floors. Impressive on their own, what makes this Penthouse so unique is the interconnectivity between those two, ending up with nearly 5,000 livable square feet. On the lower floor of the penthouse, the terrace wraps around the apartment, granting direct easy access to usable exterior space from every significant room. And because 299 West 12th Street is the highest building in the West Village, north of Canal Street its views from this terrace are simply outstanding. See floor plan and full details here.

176-Perry-Street-01 176 Perry Street, #10S (Corcoran)
From the Listing: This spectacular triplex apartment comprises the 8th, 9th and 10th Floors and over 11,000 square feet of living space. The residence's striking minimalist design makes it one of the most dramatic apartments in Manhattan. The 8th floor features a huge recreation room with terrace overlooking the Hudson, 4 bedrooms with en suite baths and a library/guest bedroom with half bath. The 9th floor features a dramatic 51' x 26' double height great room with walls of windows overlooking the Hudson River. The entire 10th floor consists of the primary bedroom suite, a studio/exercise area, luxurious spa bath, sauna and dressing areas. Each floor has a terrace and is connected by a swirling staircase - a work of art in its own right and truly breathtaking! See floor plan and full details here.

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