# 160 Water Street, Manhattan

Apartment building · 588 units · built 1972 · Block 70, Lot 43.

On Umarelli: https://umarelli.org/nyc/1000700043/160-water-street

More construction in Financial District: https://umarelli.org/nyc/manhattan/financial-district.md

## Building permits

- Alteration, filed Oct 4, 2024, estimated cost $225, described as “Non-illuminated non-advertising accessory sign on existing canopy - pearl house. No change of use, egress or occupancy.”
- No Work, filed Jul 18, 2024, described as “Requesting a TPA permit for a one-day event (Summer Social) on July 23rd, 2024 from 8am to 8pm. 2FGs to be provided.”
- Alteration, filed Mar 26, 2024, estimated cost $2K, described as “Temporary heavy duty overhead protection as per drawings. Overhead protection shall comply with ch #33 of the NYC bc. Storage up to 100 psf permitted on overhead protection. No change in use, occupancy or egress under this application.”
- Alteration, filed Mar 26, 2024, estimated cost $2K, described as “Storage of material / equipment on top of overhead protection. Storage shall not exceed 100 psf. Ovh protection filed under separate application. Storage shall comply with CH#33 of the NYC bc. No change in use, occupancy or egress under…”
- Alteration, filed Feb 20, 2024, estimated cost $8K, described as “Temporary pipe scaffold as per drawings. Scaffold shall comply with ch #33 of the NYC bc. No change in use, occupancy or egress under this application.”
- Alteration, filed Dec 13, 2023, described as “Installation of outrigger for facade repair & inspection.”
- Alteration, filed Jul 18, 2023, estimated cost $5K, described as “This application is filed for a temporary use permit for a sales office including model apartments pursuant to section AC 28-111 and Buildings Bulletin 2010-002.”
- Alteration, filed Oct 13, 2022, estimated cost $2K, described as “Installation of temporary roof protection at adjacent property during bldg alteration, filed sep. Temporary roof protection shall comply with ch #33 of the NYC bc. No change in use, occupancy or egress under this application.”
- Alteration, filed Jul 29, 2022, estimated cost $1K, described as “Application for the installation and use of mobile equipment filed herein. No change in egress, use, and occupancy.”
- Alteration, filed Feb 24, 2022, estimated cost $10K, described as “Remove non-bearing concrete wall assisted with brokk hydraulic breaker.”
- Alteration, filed Jan 4, 2022, estimated cost $35K, described as “Converting existing wet standpipe system to temporary dry standpipe system.”
- Alteration, filed Jan 4, 2022, estimated cost $115K, described as “Sprinkler work as shown on plans”
- Alteration, filed Dec 28, 2021, estimated cost $1.2M, described as “Window replacement”
- Alteration, filed Dec 28, 2021, estimated cost $1.4M, described as “Window replacement”
- Alteration, filed Dec 21, 2021, estimated cost $20K, described as “Installation of dual 8000 # capacity personnel/material hoists during bldg alteration, filed sep. Hoist shall comply with ch #33 of the NYC bc. No change in use, occupancy or egress under this application. Elevator application submitted…”
- Alteration, filed Dec 10, 2021, estimated cost $3K, described as “Installation of heavy duty sidewalk shed during bldg alteration, filed sep. Sidewalk shed shall comply with ch #33 of the NYC bc. No change in use, occupancy or egress under this application.”
- Major Renovation — Conversion, filed Nov 16, 2021, estimated cost $83.0M, 588 units added, 30 stories, described as “HUB Consultation performed on 9/28/21 with Rami Bitar. Alt-CO being filed for the conversion of a commercial building to a residential use.”
- Alteration, filed Nov 10, 2021, estimated cost $184K, described as “Demolition of mechanical systems as shown on plans”
- Alteration, filed Oct 28, 2021, estimated cost $3K, described as “Construction fence as per drawings. Construction fence shall comply with ch #33 of the NYC bc. No change in use, occupancy or egress under this application. Fence installed on sidewalk / roadway. Dot permits by others.”
- Alteration, filed Sep 16, 2021, estimated cost $150K, described as “Plumbing demolition as shown on plans.”
- Alteration, filed Sep 3, 2021, estimated cost $747K, described as “Architectural demolition as shown on plans.”
- Alteration, filed Aug 12, 2021, estimated cost $70K, described as “Sprinkler plans being filed to comply with work without permit ECB violation #39044109L”
- Alteration, filed Aug 9, 2021, estimated cost $16K, described as “Mechanical demolition as shown on plans.”
- Alteration, filed Aug 9, 2021, estimated cost $65K, described as “Architectural demolition as shown on plans.”
- Alteration, filed Aug 5, 2021, estimated cost $6K, described as “Plumbing demolition as shown on plans.”

1 more, older permit is in this building’s full list on the map: https://umarelli.org/nyc/1000700043/160-water-street.

## Property taxes

- Assessment: $82,157,850
- 2026–27 tax: $8,568,394
- Market value (city estimate): $182,573,000
- Taxable value: $68,883,302
- Assessed land: $9,360,000
- Assessed improvements: $72,797,850

## Zoning

C5-5: floor area ratio 21.79 built, above the 15.00 base zoning allows, which bonuses, transfers or older rules can permit.

## Flood zone

Current FEMA flood map: zone AE, high risk: a 1% chance of flooding each year, base flood elevation 10 ft (NGVD29). FEMA’s preliminary map: zone AE, high risk: a 1% chance of flooding each year, base flood elevation 12 ft (NAVD88).

## Board and land use applications

- 160 Water Street Plaza Design Change (City Planning 2022M0415): Certification, Completed, filed Nov 20, 2023, decided May 14, 2024. This is a private application for a certification pursuant to Section 37-625 (Design Changes) to facilitate the redesign of an existing plaza located at 160 Water Street, MN Community District 1
- Change to an earlier grant (Board of Standards and Appeals 289-00-BZII): Change to an earlier grant, Granted, filed Oct 29, 2010, decided Mar 29, 2011. Extension of Term of a previously approved Special Permit (§73-36) for the continued operation of a Physical Cultural Establishment (New York Sports Club) which expires on March 6, 2011. C5-5 (LM) zoning district.
- Variance or special permit (Board of Standards and Appeals 289-00-BZ): Variance or special permit, Granted, filed Nov 29, 2000, decided Mar 6, 2001. Special Permit (§73-36) to permit the proposed physical culture establishment (Use Group 9) located in a C5-5CR zoning district as per Z.R. §32-01.
- Water Street POPS Upgrades Text Amendment (City Planning P2014M0256): Completed, decided Jun 27, 2016. Zoning text amendment to the Special Lower Manhattan District and related sections to allow the infill of arcades for retail use and upgrades to existing plazas.
- LOWER MANHATTAN ARCADES TEXT (City Planning P2011M0115): Completed, decided May 16, 2011. 11DCP075M: TEXT AMENDMENT TO ALLOW MOVEABLE TABLES AND CHAIRS IN ARCADE S NEARBY TO WATER STREET

## In the news

[Pearl House Office-to-Residential Conversion Is Complete At 160 Water Street In Financial District, Manhattan](https://newyorkyimby.com/2025/01/pearl-house-office-to-residential-conversion-is-complete-at-160-water-street-in-financial-district-manhattan.html), New York YIMBY, Jan 15, 2025.

From New York City and Jersey City public records, refreshed within a day of each release. Sources: https://umarelli.org/sources. Methodology and corrections: https://umarelli.org/methodology