# NEW YORK | 160 Water Street (Redevelopment) | FT | 30 FLOORS **URL:** \ **Category:** Proposed\ **Created:** [September 11, 2022, 5:54pm UTC](https://forum.newyorkyimby.com/t/new-york-160-water-street-redevelopment-ft-30-floors/21770 "2022-09-11T17:54:54Z")\ **Posts on this page:** 20\ **Page:** 2
**Author:** ![robertwalpole](https://sea1.discourse-cdn.com/flex019/user_avatar/forum.newyorkyimby.com/robertwalpole/32/15739_2.png) [@robertwalpole](https://forum.newyorkyimby.com/u/robertwalpole)\ **Post date:** [September 19, 2022, 12:16pm UTC](https://forum.newyorkyimby.com/t/new-york-160-water-street-redevelopment-ft-30-floors/21770/23 "2022-09-19T12:16:57Z")
Water Street should be reduced to two lanes and filled with trees, grass, and flowers. This area has no future as an office district, but it could become a very desirable residential area. This is a start, but it needs to cover the whole stretch. > **[On the road again: Lower Manhattan’s Water Street redesign starts construction...](https://www.amny.com/new-york/manhattan/neighborhoods/downtown/on-the-road-again-lower-manhattans-water-street-redesign-starts-construction/)** > > The city finally broke ground on a years-long effort to beautify Water Street in Lower Manhattan in recent months, and officials hope the so-called Water Street Corridor Streetscape Improvement Project will help boost the downtown business district's... ![image](https://us1.discourse-cdn.com/flex019/uploads/yimby/original/3X/d/4/d434fbdf64566d9ab731f8f6e5fbf3dfa9c1a713.jpeg) ---
**Author:** ![TKDV](https://sea1.discourse-cdn.com/flex019/user_avatar/forum.newyorkyimby.com/tkdv/32/83069_2.png) [@TKDV](https://forum.newyorkyimby.com/u/TKDV)\ **Post date:** [September 19, 2022, 12:37pm UTC](https://forum.newyorkyimby.com/t/new-york-160-water-street-redevelopment-ft-30-floors/21770/24 "2022-09-19T12:37:21Z")
Vegetation can make a residential neighborhood feel nicer and more appealing to potential residents and residents alike but it’s not the only factor. The sidewalks lining State/Water/Pearl St are already very wide when compared with other Manhattan streets of similar traffic width and some areas already have vegetation/trees, one wouldn’t need to reduce the lanes to achieve the affect. Residential areas with street conditions as you describe can’t be compared to the current conditions that exist on Water st because they wouldn’t have the same affect as say streets on the UES and UWS. I wouldn’t move to an area that just had nicely designed streetscapes just because when I could also just walk to a park that is nearby, which that also wouldn’t really matter if you live in a highrise in FiDi because you just see another building across, not the street. Which I’m really just saying that plants dont necessarily attract people, it “may” make them feel better in some instances, but it isn’t necessarily a high factor in people traffic. ---
**Author:** ![robertwalpole](https://sea1.discourse-cdn.com/flex019/user_avatar/forum.newyorkyimby.com/robertwalpole/32/15739_2.png) [@robertwalpole](https://forum.newyorkyimby.com/u/robertwalpole)\ **Post date:** [September 19, 2022, 12:41pm UTC](https://forum.newyorkyimby.com/t/new-york-160-water-street-redevelopment-ft-30-floors/21770/25 "2022-09-19T12:41:01Z")
If conditions improved to the extent that people wanted to live there, the area would change a lot. The waterfront is this area’s greatest asset. Paris is dramatically reducing car lanes on the Champs Elysee and replacing them with trees, and that boulevard already has perhaps the widest, greenest sidewalks in any city. ---
**Author:** ![TKDV](https://sea1.discourse-cdn.com/flex019/user_avatar/forum.newyorkyimby.com/tkdv/32/83069_2.png) [@TKDV](https://forum.newyorkyimby.com/u/TKDV)\ **Post date:** [September 19, 2022, 12:56pm UTC](https://forum.newyorkyimby.com/t/new-york-160-water-street-redevelopment-ft-30-floors/21770/26 "2022-09-19T12:56:18Z")
That’s a valid point, but I’m still saying that vegetation on the street isn’t the important factor that would bring people here. The architecture is, which in the case of the Champs Elysees, is like the UWS/UES comparison I made, it cant be used on this setting. The CE has quaint architecture much like the UWS/UES for the most part. The buildings are small/several stories high and were already mostly residential. The case of FiDi turning more into a residential neighborhood now is that the architecture is not quaint, it’s monolithic, like I said, you just see another building outside your view, not the street conditions. Street conditions are also important but not on the side of how much vegetation there is, the street conditions of the buildings are more important because whatever businesses are there will attract people to come live there, amenities as well. Most of the tenants will not see the stuff at street level like trees and plants because the buildings are tall, not intimate if that makes sense. It’s a concept of scale in this case, not the street design needing to be more landscaped, which although it could be better, it’s just not really that important. ---
**Author:** ![007](https://sea1.discourse-cdn.com/flex019/user_avatar/forum.newyorkyimby.com/007/32/119215_2.png) [@007](https://forum.newyorkyimby.com/u/007)\ **Post date:** [July 1, 2023, 9:55am UTC](https://forum.newyorkyimby.com/t/new-york-160-water-street-redevelopment-ft-30-floors/21770/27 "2023-07-01T09:55:13Z")
> **[Cities reviving downtowns by converting offices to housing](https://apnews.com/article/cities-downtowns-vacant-offices-affordable-housing-pandemic-a16a25d93a9963da30fee6bdc57c7c53)** > > NEW YORK (AP) — On the 31st floor of what was once a towering office building in downtown Manhattan, construction workers lay down steel bracing for what will soon anchor a host of residential amenities: a catering station, lounge, fire pit and gas... ---
**Author:** ![007](https://sea1.discourse-cdn.com/flex019/user_avatar/forum.newyorkyimby.com/007/32/119215_2.png) [@007](https://forum.newyorkyimby.com/u/007)\ **Post date:** [July 4, 2023, 7:17pm UTC](https://forum.newyorkyimby.com/t/new-york-160-water-street-redevelopment-ft-30-floors/21770/28 "2023-07-04T19:17:57Z")
> **[160 Water Street's Residential Conversion and Expansion Progresses in...](https://newyorkyimby.com/2023/07/160-water-streets-residential-conversion-and-expansion-progresses-in-the-financial-district-manhattan.html)** > > Renovation work is progressing on 160 Water Street, a 588-unit office-to-residential conversion by Gensler and Vanbarton Group in the Financial District. ---
**Author:** ![AntonioL](https://sea1.discourse-cdn.com/flex019/user_avatar/forum.newyorkyimby.com/antoniol/32/139225_2.png) [@AntonioL](https://forum.newyorkyimby.com/u/AntonioL)\ **Post date:** [July 5, 2023, 3:43am UTC](https://forum.newyorkyimby.com/t/new-york-160-water-street-redevelopment-ft-30-floors/21770/29 "2023-07-05T03:43:00Z")
I actually visited this site a couple months ago. The developers (Vanbarton) were very creative in generating buildable SF (air rights) to build the extra floors on top. They essentially sealed off a large footprint in the middle of each floor to make it a dead area that doesn’t count towards the building floor area, and were thus able to add it on top where the floor space is far more valuable. ---
**Author:** ![TKDV](https://sea1.discourse-cdn.com/flex019/user_avatar/forum.newyorkyimby.com/tkdv/32/83069_2.png) [@TKDV](https://forum.newyorkyimby.com/u/TKDV)\ **Post date:** [July 5, 2023, 3:46am UTC](https://forum.newyorkyimby.com/t/new-york-160-water-street-redevelopment-ft-30-floors/21770/30 "2023-07-05T03:46:39Z")
I actually don’t like the inner courtyards that they have to build in these types of conversion, the rooms that face these shaftways are very poorly naturally lit not to mention that they normally don’t have very much window area. Unfortunately its really the only way that the floor plate can be used to it’s fullest otherwise the units would be extremely long and narrow and then the inner most portion wouldn’t receive any day light. The same can be said for it’s sister building. ---
**Author:** ![AntonioL](https://sea1.discourse-cdn.com/flex019/user_avatar/forum.newyorkyimby.com/antoniol/32/139225_2.png) [@AntonioL](https://forum.newyorkyimby.com/u/AntonioL)\ **Post date:** [July 5, 2023, 3:47am UTC](https://forum.newyorkyimby.com/t/new-york-160-water-street-redevelopment-ft-30-floors/21770/31 "2023-07-05T03:47:45Z")
Second photo is the interior dead space. ![IMG_3945](https://us1.discourse-cdn.com/flex019/uploads/yimby/original/3X/2/5/251dcf42126335446184b9030719edf2fc8509de.jpeg) ![IMG_3946](https://us1.discourse-cdn.com/flex019/uploads/yimby/original/3X/a/9/a9f68cf52206f7d4e952915f669e3fa557157cbc.jpeg) ---
**Author:** ![AntonioL](https://sea1.discourse-cdn.com/flex019/user_avatar/forum.newyorkyimby.com/antoniol/32/139225_2.png) [@AntonioL](https://forum.newyorkyimby.com/u/AntonioL)\ **Post date:** [July 5, 2023, 3:49am UTC](https://forum.newyorkyimby.com/t/new-york-160-water-street-redevelopment-ft-30-floors/21770/32 "2023-07-05T03:49:48Z")
It’s important to point out that the inner space is not accessible or even has windows so can’t be called a courtyard or atrium. It is entirely sealed off. ---
**Author:** ![TKDV](https://sea1.discourse-cdn.com/flex019/user_avatar/forum.newyorkyimby.com/tkdv/32/83069_2.png) [@TKDV](https://forum.newyorkyimby.com/u/TKDV)\ **Post date:** [July 5, 2023, 3:51am UTC](https://forum.newyorkyimby.com/t/new-york-160-water-street-redevelopment-ft-30-floors/21770/33 "2023-07-05T03:51:25Z")
Oh, this one doesn’t have an inner open air shaftway/courtyard like its sister building? I guess it’s still using the same principle to reduce the depth of units. That’s what I thought you were talking about initially before posting the photos, that’s definitely an unconventional method. Are you sure that they aren’t using the shaft for anything, not even mechanical? 😅 ---
**Author:** ![AntonioL](https://sea1.discourse-cdn.com/flex019/user_avatar/forum.newyorkyimby.com/antoniol/32/139225_2.png) [@AntonioL](https://forum.newyorkyimby.com/u/AntonioL)\ **Post date:** [July 5, 2023, 1:34pm UTC](https://forum.newyorkyimby.com/t/new-york-160-water-street-redevelopment-ft-30-floors/21770/34 "2023-07-05T13:34:32Z")
They made it clear that it will not be used for anything at all. Literally just being sealed and forgotten. ---
**Author:** ![robertwalpole](https://sea1.discourse-cdn.com/flex019/user_avatar/forum.newyorkyimby.com/robertwalpole/32/15739_2.png) [@robertwalpole](https://forum.newyorkyimby.com/u/robertwalpole)\ **Post date:** [July 5, 2023, 1:59pm UTC](https://forum.newyorkyimby.com/t/new-york-160-water-street-redevelopment-ft-30-floors/21770/35 "2023-07-05T13:59:58Z")
Will this building get a new facade? ---
**Author:** ![TKDV](https://sea1.discourse-cdn.com/flex019/user_avatar/forum.newyorkyimby.com/tkdv/32/83069_2.png) [@TKDV](https://forum.newyorkyimby.com/u/TKDV)\ **Post date:** [July 5, 2023, 4:20pm UTC](https://forum.newyorkyimby.com/t/new-york-160-water-street-redevelopment-ft-30-floors/21770/36 "2023-07-05T16:20:22Z")
Interesting! Thanks for providing that insight! @robertwalpole I think it was just painted and the windows were replaced, though Antonio may be able to provide more info or correct mine. ---
**Author:** ![robertwalpole](https://sea1.discourse-cdn.com/flex019/user_avatar/forum.newyorkyimby.com/robertwalpole/32/15739_2.png) [@robertwalpole](https://forum.newyorkyimby.com/u/robertwalpole)\ **Post date:** [July 5, 2023, 4:48pm UTC](https://forum.newyorkyimby.com/t/new-york-160-water-street-redevelopment-ft-30-floors/21770/37 "2023-07-05T16:48:13Z")
Thanks, TKDV. ---
**Author:** ![Waymond\_Womano](https://sea1.discourse-cdn.com/flex019/user_avatar/forum.newyorkyimby.com/waymond_womano/32/7078_2.png) [@Waymond\_Womano](https://forum.newyorkyimby.com/u/Waymond_Womano)\ **Post date:** [December 8, 2023, 2:32am UTC](https://forum.newyorkyimby.com/t/new-york-160-water-street-redevelopment-ft-30-floors/21770/38 "2023-12-08T02:32:14Z")
> **[Leasing launches at Pearl House in the Seaport, NYC's largest...](https://www.6sqft.com/leasing-begins-at-160-water-street-office-to-rental-conversion/)** > > The office-to-residential conversion Pearl House at 160 Water Street offers 588 homes designed and over an acre of resort-style amenities spanning three floors. ---
**Author:** ![Waymond\_Womano](https://sea1.discourse-cdn.com/flex019/user_avatar/forum.newyorkyimby.com/waymond_womano/32/7078_2.png) [@Waymond\_Womano](https://forum.newyorkyimby.com/u/Waymond_Womano)\ **Post date:** [April 26, 2024, 4:39am UTC](https://forum.newyorkyimby.com/t/new-york-160-water-street-redevelopment-ft-30-floors/21770/39 "2024-04-26T04:39:08Z")
> **[Pearl House Expansion Nears Completion At 160 Water Street in Financial...](https://newyorkyimby.com/2024/04/pearl-house-expansion-nears-completion-at-160-water-street-in-financial-district-manhattan.html)** > > Work is nearing completion on Pearl House, a 27-story, 588-unit office-to-residential conversion by Gentler and Vanbarton Group in the Financial District. Photo by Michael Young ![image](https://us1.discourse-cdn.com/flex019/uploads/yimby/original/3X/6/7/67f25b26f703936f20f97107632965dc8c51acc5.jpeg) ---
**Author:** ![Waymond\_Womano](https://sea1.discourse-cdn.com/flex019/user_avatar/forum.newyorkyimby.com/waymond_womano/32/7078_2.png) [@Waymond\_Womano](https://forum.newyorkyimby.com/u/Waymond_Womano)\ **Post date:** [May 6, 2024, 3:05am UTC](https://forum.newyorkyimby.com/t/new-york-160-water-street-redevelopment-ft-30-floors/21770/40 "2024-05-06T03:05:09Z")
> **[A 1970s Office Building’s New Life as a Rental](https://www.nytimes.com/2024/05/03/realestate/build-office-conversion-condo-manhattan.html)** > > Pearl House, at 160 Water Street, is designed to bring personality to its neighborhood — whether you think that’s FiDi or the Seaport. ---
**Author:** ![Waymond\_Womano](https://sea1.discourse-cdn.com/flex019/user_avatar/forum.newyorkyimby.com/waymond_womano/32/7078_2.png) [@Waymond\_Womano](https://forum.newyorkyimby.com/u/Waymond_Womano)\ **Post date:** [June 1, 2024, 11:40am UTC](https://forum.newyorkyimby.com/t/new-york-160-water-street-redevelopment-ft-30-floors/21770/41 "2024-06-01T11:40:12Z")
> **[Pearl House, City’s Largest Office-to-Residential Conversion, More Than Half...](https://newyorkyimby.com/2024/05/pearl-house-citys-largest-office-to-residential-conversion-more-than-half-fully-leased.html)** > > After opening its doors in late 2023, Pearl House has officially surpassed 50 percent leased. ---
**Author:** ![Waymond\_Womano](https://sea1.discourse-cdn.com/flex019/user_avatar/forum.newyorkyimby.com/waymond_womano/32/7078_2.png) [@Waymond\_Womano](https://forum.newyorkyimby.com/u/Waymond_Womano)\ **Post date:** [January 16, 2025, 11:38pm UTC](https://forum.newyorkyimby.com/t/new-york-160-water-street-redevelopment-ft-30-floors/21770/42 "2025-01-16T23:38:36Z")
> **[Pearl House Nearing Completion At 160 Water Street In Financial District](https://newyorkyimby.com/2025/01/pearl-house-nearing-completion-at-160-water-street-in-financial-district-manhattan.html)** > > Work is nearing completion on Pearl House, an office-to-residential conversion by Gensler at 160 Water Street in Manhattan's Financial District. [Previous page](https://forum.newyorkyimby.com/t/new-york-160-water-street-redevelopment-ft-30-floors/21770.md?page=1) [Next page](https://forum.newyorkyimby.com/t/new-york-160-water-street-redevelopment-ft-30-floors/21770.md?page=3)