St. John's Terminal

File:St. John's Terminal from southwest HDR 2021 jeh.jpg

St. John's Terminal, also known as 550 Washington Street, is a building on Washington Street in the Hudson Square neighborhood of Manhattan in New York City. Designed by Edward A. Doughtery, it was built in 1934 by the New York Central Railroad as a terminus of the High Line, an elevated freight line along Manhattan's West Side used for transporting manufacturing-related goods. The terminal could accommodate 227 train cars. The three floors, measuring {{Convert|205000|ft2}} each, were the largest in New York City at the time of their construction.

The building was used as a freight terminal until 1960, when the freight line was decommissioned. Afterward, the building was acquired by Eugene M. Grant and Lionel Bauman, who turned the structure into a warehouse and office building. The space was used by tenants such as banks Merrill Lynch & Co. and Manufacturers Hanover Corporation, the latter of which constructed a fourth story in 1966. The terminal was largely used by Merrill Lynch by the early 1990s. Afterward, St. John's Terminal was used for corporate real estate and offices.

Eugene Grant sold a majority ownership stake in the building to a joint venture of Atlas Capital Group, Fortress Investment Group, and Westbrook Partners in 2013. The developers initially planned a mixed-use development on the site, with residences, retail, and offices, using air rights purchased from the adjoining Pier 40. Though the plans were modified in response to community input, the plans stalled in 2017, and Oxford Properties and Canada Pension Plan bought the southern three-quarters of the site in early 2018. Oxford and CPP hired COOKFOX Architects to design an office redevelopment with nine additional stories above the original three floors; AAI Architects, P.C. was the architect of record. The building was purchased in 2021 by Google, which planned to occupy the building as part of a Hudson Square campus. The redevelopment was completed in February 2024.

Rail terminal

St. John's Terminal was built by the New York Central Railroad as the southern terminus to the High Line, an elevated segment of the West Side Line on the west side of Manhattan. Prior to the development of the High Line, the West Side Line terminated at a ground-level structure at St. John's Park.{{cite news|date=July 26, 1936|title=Lower West Side Landmark Passing|page=RE1|work=The New York Times|issn=0362-4331|id={{ProQuest|101743217}}}} By the early 20th century, there were frequent collisions along the street-level route,{{Cite news|date=June 26, 1941|title='Death Ave.' Ends as Last Rusty Rail Goes; Huge West Side Improvement Completed|language=en-US|work=The New York Times|url=https://timesmachine.nytimes.com/timesmachine/1941/06/26/87634941.pdf|access-date=February 12, 2018}} leading the New York Transit Commission to order in January 1929 that all grade crossings on the West Side Line be removed.{{Cite news|date=February 21, 1929|title=West Side Crossings Ordered Eliminated; Transit Commission Conditions Work on Agreement With New York Central on City Plan.|language=en-US|work=The New York Times|url=https://www.nytimes.com/1929/02/21/archives/west-side-crossings-ordered-eliminated-transit-commission.html|access-date=October 13, 2021|issn=0362-4331}} The street-level route was to be replaced with a viaduct as part of the West Side Improvement Project, which the Interstate Commerce Commission approved in December 1929.{{Cite news|date=December 12, 1929|title=West Side Plan Wins Approval of I.C.C.|language=en-US|work=The New York Times|url=https://www.nytimes.com/1929/12/12/archives/west-side-plan-wins-approval-of-icc-last-obstacle-to-140000000.html|access-date=October 13, 2021|issn=0362-4331}}{{cite news|date=December 12, 1929|title=I. C. C. Approves N. Y. Central's West Side Plan: Decision Permits Immediate Relocation of Tracks, Elimination of Crossings|page=48|work=New York Herald Tribune|id={{ProQuest|1112014255}}}}

By early 1930, the NYCR was acquiring land for the elevated Spring Street freight terminal, which would replace the old ground-level St. John's Park terminal.{{cite news|date=May 25, 1930|title=New York Central Adds to Its Site for New Freight Station: Procures Several Parcels at West, Charlton Sis.; Part of West Side Improvement|page=K8|work=New York Herald Tribune|id={{ProQuest|1113646659}}}} Plans for the new terminal were announced that July. The building was to measure {{Convert|1250|ft}} long between Clarkson Street to the north and Spring Street to the south, and it would have an average width of {{Convert|250|ft}} between West Street to the west and Washington Street to the east. The terminal would replace eighty-eight existing tenements, which were already being demolished. Though plans for the above-ground section of the terminal had not been finalized, it was expected to be either four or seven stories tall based on subsurface conditions.{{cite news|date=July 11, 1930|title=Central to Build Huge West Side Freight Depot|page=3|work=New York Herald Tribune|id={{ProQuest|1113647501}}}}{{Cite news|date=July 11, 1930|title=N.y. Central Plans $15,000,000 Terminal on Lower West Side; Prepares to Start Foundation Work on 4-block Freight Depot This Fall|language=en-US|work=The New York Times|url=https://www.nytimes.com/1930/07/11/archives/ny-central-plans-15000000-terminal-on-lower-west-side-prepares-to.html|access-date=October 13, 2021|issn=0362-4331}} Preliminary designs for a 12-story structure, designed by Edward A. Doughtery, were filed with the New York City Department of Buildings in March 1931.{{Cite news|date=March 10, 1931|title=Central Files Plan of $15,000,000 Depot; 12-story West Side Freight Terminal Expected to Be Completed in Year|language=en-US|work=The New York Times|url=https://www.nytimes.com/1931/03/10/archives/central-files-plan-of-15000000-depot-12story-west-side-freight.html|access-date=January 11, 2020|issn=0362-4331}}{{cite news|date=March 10, 1931|title=Plans Submitted; For $15,000,000 Freight Center: N. Y. Central to Start Work in Spring on Four-Block Terminal and Warehouse|page=38|work=New York Herald Tribune|id={{ProQuest|1114073489}}}} According to a later New York Times article, there were plans for the building to be 17 stories tall.{{cite news|last=Friedman|first=Charles|date=December 27, 1964|title=Huge Roof on Lower West Side To Be Used for Tennis Court|work=The New York Times|url=https://www.nytimes.com/1964/12/27/archives/huge-roof-on-lower-west-side-to-be-used-for-tennis-courts.html|access-date=September 21, 2021}} By that November, the site had largely been cleared.{{cite news|date=November 29, 1931|title=West Side Improvement Projects Advancing Rapidly|page=RE1|work=The New York Times|issn=0362-4331|id={{ProQuest|99106685}}}}

The NYCR had hoped to rent out the space on the higher floors for commercial purposes. The structure would have contained {{Convert|3.6|e6ft2}} had it been built to that size. The plans called for tracks on the second floor, capable of accommodating 190 railcars, as well as loading docks at ground level. The work entailed closing off King, Charlton, and Spring Streets and a bridge over Houston Street.{{Cite news|date=November 27, 1931|title=Huge Freight Depot to Be Started Soon; Central's New Freight Terminal to Cover Four West Side Blocks.|language=en-US|work=The New York Times|url=https://www.nytimes.com/1931/11/27/archives/huge-freight-depot-to-be-started-soon-centrals-new-freight-terminal.html|access-date=October 13, 2021|issn=0362-4331}} In February 1932, the NYCR requested a $7.5 million loan to fund the West Side Improvement, including the new freight depot. Initially, $10 million would be spent to build a portion of the terminal to meet "current needs".{{Cite news|date=February 25, 1932|title=N.Y. Central to Ask Loan for West Side; $7,000,000 to Be Sought From Reconstruction Finance Corporation Today|language=en-US|work=The New York Times|url=https://www.nytimes.com/1932/02/25/archives/ny-central-to-ask-loan-for-west-side-7000000-to-be-sought-from.html|access-date=October 13, 2021|issn=0362-4331}} That November, revised plans were filed for a three-story building with a projected cost of $2.5 million. According to a contemporary New York Times article, the reduction of size was due to cost, as the original structure would have $12.5 million.{{Cite news|date=November 17, 1932|title=New Freight Depot to Be 3 Stories Only; Central Files Revised Plans for West Side Building, Cutting Cost to $2,500,000.|language=en-US|work=The New York Times|url=https://www.nytimes.com/1932/11/17/archives/new-freight-depot-to-be-3-stories-only-central-files-revised-plans.html|access-date=October 13, 2021|issn=0362-4331}} However, a later Times article cited opposition from brokers as a reason for reducing the building's height. The building would serve only the NYCR's own direct purposes as a rail terminal; the structure had pilings capable of handling a larger building should the situation change.

The Spring Street Terminal and the elevated rail viaduct were dedicated on June 29, 1934, with ceremonies at the terminal building.{{cite news|date=June 29, 1934|title=Death Avenue' Exodus Starts At Dedication: St. John's Park Freight Terminal, Elevated Railroad to 35th St. Are Opened|page=3|work=New York Herald Tribune|id={{ProQuest|1329014923}}}}{{Cite news|date=June 29, 1934|title=Mayor Dedicates West Side Project; 'Death to Death Av.' Is Toast to Terminal and Vast System of Tracks on West Side.|language=en-US|work=The New York Times|url=https://timesmachine.nytimes.com/timesmachine/1934/06/29/93761914.pdf|access-date=February 12, 2018}} With the opening of the new terminal, the NYCR filed plans to abandon the nearby Franklin Street station, which was being used to make local deliveries.{{Cite news|date=June 1, 1934|title=Freight Depot Plan Up.; Decision Reserved on Plea to Abandon Franklin St. Station.|language=en-US|work=The New York Times|url=https://www.nytimes.com/1934/06/01/archives/freight-depot-plan-up-decision-reserved-on-plea-to-abandon-franklin.html|access-date=October 13, 2021|issn=0362-4331}} The terminal quickly became known as St. John's Park Terminal because the old terminal had been so well known.{{cite web|title=NEW YORK'S LIFE-LINE|url=http://mikes.railhistory.railfan.net/r030.html|access-date=October 13, 2021|website=Railway History Home Page}} The building was noted for its unusually large floor areas compared to other Manhattan buildings, where properties are usually subdivided more narrowly. The floors, measuring {{Convert|205000|ft2}} each, were the largest in New York City at the time of their construction. Each story could accommodate a load of {{Convert|300|psf}}. The terminal itself was large enough to accommodate 227 train cars. The third floor was leased in 1937 to the Borden Company, which used that space as a warehouse for refrigeration equipment.{{Cite news|date=March 6, 1941|title=Borden Leases Space in West Side Station; Will Centralize Distributing in 50,000 Square Feet|language=en-US|work=The New York Times|url=https://www.nytimes.com/1941/03/06/archives/borden-leases-space-in-west-side-station-will-centralize.html|access-date=October 13, 2021|issn=0362-4331}}{{cite news|date=March 9, 1941|title=Borden Leases Space in N. Y. Central Station: Dairy Concern Will Occupy. 50,000 Sq.Ft in St. John's Park Freight Terminal|page=D8|work=New York Herald Tribune|id={{ProQuest|1249017227}}}}

Warehouse and office building

File:Houston St Greenwich Washington td (2018-06-09) 01 - St. John's Terminal.jpgRail freight declined after World War II, affecting traffic on the West Side elevated freight line.{{cite web|last=Rosenberg|first=Zoe|date=January 19, 2017|title=In the old High Line terminus, an emblem of new New York|url=https://ny.curbed.com/2017/1/19/14286628/st-johns-terminal-inside-pictures-nyc|access-date=October 13, 2021|website=Curbed NY}} In January 1960, the New York Central was granted permission to cease rail service to St. John's Terminal.{{Cite news|date=January 30, 1960|title=Freight Yard to Shut; Central Railroad Gets Permit on St. John's Station|language=en-US|work=The New York Times|url=https://www.nytimes.com/1960/01/30/archives/freight-yard-to-shut-central-railroad-gets-permit-on-st-johns.html|access-date=January 11, 2020|issn=0362-4331}}

Eugene M. Grant and Lionel Bauman purchased St. John's Terminal in 1960 or 1962.{{Cite web|last=Putzier|first=Konrad|date=April 4, 2018|title=Eugene Grant, mogul and longtime owner of St. John's Terminal, dies at 99 |url=https://therealdeal.com/2018/04/04/eugene-grant-former-owner-of-st-johns-terminal-dies-at-99/|access-date=October 13, 2021|website=The Real Deal New York|language=en-US}} The building was renovated into {{Convert|750000|ft2}} of offices.{{Cite news|date=March 25, 1962|title=Manhattan Lofts Gaining Business; Rentals in Small Buildings Rise With Renovations|language=en-US|work=The New York Times|url=https://www.nytimes.com/1962/03/25/archives/manhattan-lofts-gaining-business-rentals-in-small-buildings-rise.html|access-date=October 13, 2021|issn=0362-4331}} Among the first tenants of the St. John's Terminal Building was the Oberly & Newell Lithographic Corporation,{{Cite news|date=November 7, 1960|title=Space Is Leased at 340 West St.; Lithographic Concern Is 2d to Sign in Building – Other Rentals Are Reported|language=en-US|work=The New York Times|url=https://www.nytimes.com/1960/11/07/archives/space-is-leased-at-340-west-st-lithographic-concern-is-2d-to-sign.html|access-date=October 13, 2021|issn=0362-4331}} Other office tenants included McKenzie Service Inc., a bookbinding firm;{{Cite news|date=December 24, 1960|title=Big Space Taken by Book Finishers; 125,000 Square Feet Leased at St. John's Terminal – Other Rental Deals|language=en-US|work=The New York Times|url=https://www.nytimes.com/1960/12/24/archives/big-space-taken-by-book-finishers-125000-square-feet-leased-at-st.html|access-date=October 13, 2021|issn=0362-4331}}{{cite news|date=December 24, 1960|title=Several Firms In Lease Deals|page=15|work=New York Herald Tribune|id={{ProQuest|1337944404}}}} the Railway Express Agency;{{Cite news|date=November 3, 1961|title=Railway Express Gets New Space; International Division to Be at St. John's Terminal|language=en-US|work=The New York Times|url=https://www.nytimes.com/1961/11/03/archives/railway-express-gets-new-space-international-division-to-be-at-st.html|access-date=October 13, 2021|issn=0362-4331}}{{cite news|date=November 4, 1961|title=Railway Express Leases Space|page=14|work=New York Herald Tribune|id={{ProQuest|1327012007}}}} and N. Erlanger Blumgart & Co., one of the oldest textile companies in New York City.{{cite news |id={{ProQuest|1325842746}} |title=Textile Co. Takes Space In Terminal: Blumgart Leases 50,000 Square Feet |date=March 7, 1962 |page=28 |work=New York Herald Tribune}} City Specialty Stores, a specialty store, occupied a warehouse facility on the entire third floor, renovating that story with a cafeteria, clinic, restrooms, and air-conditioning.{{Cite news|date=December 4, 1960|title=Central Office Set for Apparel Chains|language=en-US|work=The New York Times|url=https://www.nytimes.com/1960/12/04/archives/central-office-set-for-apparel-chains.html|access-date=October 13, 2021|issn=0362-4331}} Additionally, a tennis club took up some space on the roof. The tennis club's lease was arranged after broker William J. Hirschman, who was using a helicopter to look for suitable space, spotted the roof of St. John's Terminal.{{Cite news|date=January 22, 1965|title=Helicopter Used in Hunt for Space; Undaunted Broker Honored for Ingenious Transaction|language=en-US|work=The New York Times|url=https://www.nytimes.com/1965/01/22/archives/helicopter-used-in-hunt-for-space-undaunted-broker-honored-for.html|access-date=October 13, 2021|issn=0362-4331}} The Manufacturers Hanover Corporation, a bank that also occupied space in the building, added a fourth story in 1966 to consolidate its investment operations. The additional floor spanned {{Convert|135000|ft2}}.{{Cite news|date=March 27, 1966|title=Bank Centralizes Inside Operations; Remote Units Are Merged by Manufacturers Hanover|language=en-US|work=The New York Times|url=https://www.nytimes.com/1966/03/27/archives/bank-centralizes-inside-operations-remote-units-are-merged-by.html|access-date=October 13, 2021|issn=0362-4331}} During 1968, investment bank Merrill Lynch & Co. leased {{Convert|125000|ft2}} across the terminal.{{Cite news|last=Whitehouse|first=Franklin|date=November 20, 1968|title=News of Realty: Ex-rail Space Let; Merrill Lynch Plans Offices in St. John's Building|language=en-US|work=The New York Times|url=https://www.nytimes.com/1968/11/20/archives/news-of-realty-exrail-space-let-merrill-lynch-plans-offices-in-st.html|access-date=October 13, 2021|issn=0362-4331}}

Grant and Bauman started to advertise St. John's Terminal as a cheap office location in the 1980s. The cheap office space attracted tenants such as Bloomberg L.P. By 1991, Merrill Lynch occupied {{Convert|700000|ft2}} in St. John's Terminal and was negotiating to occupy another {{Convert|300,000|ft2}} of space. By then, the building was called St. John's Center, and its floors were being marketed at {{Convert|12|$/ft2}}.{{Cite news|last=Dunlap|first=David W.|date=January 20, 1991|title=Commercial Property: The West Side Viaduct; Conrail Looking to a Revival of Its Freight Traffic|language=en-US|work=The New York Times|url=https://www.nytimes.com/1991/01/20/realestate/commercial-property-west-side-viaduct-conrail-looking-revival-its-freight.html|access-date=October 13, 2021|issn=0362-4331}}

Redevelopment

=Canceled mixed-use plans=

In January 2013, Grant sold his 50.1 percent controlling stake for $250 million to a joint venture of Atlas Capital Group, Fortress Investment Group, and Westbrook Partners.{{cite web|last=Barbarino|first=Al|date=January 4, 2013|title=Real Estate Tycoon Eugene Grant Sells Controlling Stake in the Behemoth St. John's Terminal Building|url=https://commercialobserver.com/2013/01/real-estate-tycoon-eugene-grant-sells-controlling-stake-in-the-behemoth-st-johns-terminal-building/|access-date=October 13, 2021|website=Commercial Observer}}{{cite web|last=Katz|first=Rayna|date=January 3, 2013|title=Grant Relinquishes 550 Washington Control|url=https://www.globest.com/sites/globest/2013/01/03/grant-relinquishes-550-washington-control/|access-date=October 13, 2021|website=GlobeSt}}{{Cite web|date=January 6, 2013|title=In the News: Big West Street Development|url=https://tribecacitizen.com/2013/01/06/in-the-news-big-west-street-development/|access-date=October 13, 2021|website=Tribeca Citizen|language=en-US}} That November, Atlas and the Hudson River Park Trust signed a memorandum of understanding (MOU) in which Atlas would buy unused air rights above Pier 40, directly to the west. Atlas would use the air rights to redevelop the St. John's site over the following ten years, starting with the northern section of St. John's Terminal. The MOU was first publicized in May 2014.{{Cite news|last=Bagli|first=Charles V.|date=May 16, 2014|title=Possible Deal May Bring Money to Repair Pier 40 in Manhattan|language=en-US|work=The New York Times|url=https://www.nytimes.com/2014/05/16/nyregion/possible-deal-may-bring-money-to-repair-pier-40-in-manhattan.html|access-date=October 13, 2021|issn=0362-4331}}{{cite web|last1=Rosenberg|first1=Zoe|title=Pier 40 Air Rights Deal Could Mean Affordable Housing Nearby|url=http://ny.curbed.com/archives/2014/11/12/pier_40_air_rights_deal_could_mean_affordable_housing_nearby.php|work=Curbed|access-date=October 13, 2021|date=November 12, 2014}} News of the MOU generated much public and political opposition, especially from Manhattan elected officials, who objected that the MOU had been made secretly. This led to the cancellation of the MOU the next month.{{cite web|last1=Budin|first1=Jeremiah|title=Pier 40's Secret $100 Million Air Rights Memorandum Is Dead|url=http://ny.curbed.com/archives/2014/06/09/pier_40s_secret_100_million_air_rights_memorandum_is_dead.php|work=Curbed|accessdate=March 20, 2015|date=June 9, 2014}}{{cite web | title='Expedited ULURP' now eyed for Pier 40 air-rights transfer | website=amNewYork | date=June 12, 2014 | url=https://www.amny.com/news/pier-40-secret-air-rights-agreement-is-sunk-attorney/ | access-date=October 13, 2021}}

In September 2014, Atlas proposed purchasing {{convert|250,000|ft2}} of air rights from Pier 40. The air rights transfer would enable the addition of between 150 and 200 affordable housing units facing away from the river.{{cite web | last=Tcholakian | first=Danielle | title=Notes Reveal What a Developer Wants to Do With Pier 40's Air Rights | website=DNAinfo New York | date=November 12, 2014 | url=https://www.dnainfo.com/new-york/20141112/hudson-square/notes-reveal-what-developer-wants-do-with-pier-40s-air-rights | access-date=October 13, 2021 | archive-date=October 25, 2021 | archive-url=https://web.archive.org/web/20211025011002/https://www.dnainfo.com/new-york/20141112/hudson-square/notes-reveal-what-developer-wants-do-with-pier-40s-air-rights/ | url-status=dead }}{{cite web | last=Rosenberg | first=Zoe | title=Pier 40 Air Rights Deal Could Mean Affordable Housing Nearby | website=Curbed NY | date=November 12, 2014 | url=https://ny.curbed.com/2014/11/12/10024144/pier-40-air-rights-deal-could-mean-affordable-housing-nearby | access-date=October 13, 2021}} The project would also include condominiums and retail. The redevelopment would proceed in two phases because Bloomberg LP still occupied part of the terminal site. In August 2015, Westbrook Partners bought a $200 million ownership stake, giving it majority control of the building.{{cite web | last=Rosenberg | first=Zoe | title=Sprawling St. John's Terminal May Be Closer to Redevelopment | website=Curbed NY | date=August 24, 2015 | url=https://ny.curbed.com/2015/8/24/9927584/sprawling-st-johns-terminal-may-be-closer-to-redevelopment | access-date=October 13, 2021}}{{cite web | title=Firm pays $200 million for majority stake in St. John's Terminal, eyes big redevelopment | website=Crain's New York Business | last=Geiger | first=Daniel | date=August 24, 2015 | url=https://www.crainsnewyork.com/article/20150824/REAL_ESTATE/150829941/westbrook-pays-200-million-for-majority-stake-in-st-john-s-terminal-eyes-big-redevelopment | access-date=October 13, 2021}} The Hudson River Park Trust agreed that October to sell air rights above Pier 40.

Cookfox announced plans for the St. John's Terminal site in November 2014. The northern end of the site would contain the largest residential building, a {{convert|430|ft|m|adj=mid|-tall}} tower with market-rate residences. There would also be 175 senior-housing units, {{convert|40000|ft2}} of retail, and {{convert|105000|ft2}} in the basement that could be used for big-box retail. The center of the site would contain a residential building with affordable and market-rate units, a residential building entirely composed of market-rate units, and a garden connecting the towers. At the south end of the site would be a 350-unit hotel and a mews. The former railroad loading platforms would be converted into a park similar to the High Line.{{cite web |first=Lincoln |last=Anderson | title=Architect and developer try to build the case for St. John's project | website=amNewYork | date=November 19, 2015 | url=https://www.amny.com/news/architect-and-developer-try-to-build-the-case-for-st-johns-project/ | access-date=October 13, 2021}}{{cite web | last=Warerkar | first=Tanay | title=St. John's Terminal Redevelopment Gets First Renderings | website=Curbed NY | date=November 20, 2015 | url=https://ny.curbed.com/2015/11/20/9898038/st-johns-terminal-redevelopment-gets-first-renderings | access-date=October 13, 2021}} In total, the development would contain 1,586 units.{{cite web | title=City, Hudson River Park Trust Strike $100M Air Rights Deal for Pier 40 – Hudson Square – New York | website=DNAinfo | last=Tcholakian | first=Danielle | date=October 21, 2015 | url=https://www.dnainfo.com/new-york/20151021/hudson-square/city-hudson-river-park-trust-strike-100m-air-rights-deal-for-pier-40/ | access-date=October 13, 2021 | archive-date=October 25, 2021 | archive-url=https://web.archive.org/web/20211025011051/https://www.dnainfo.com/new-york/20151021/hudson-square/city-hudson-river-park-trust-strike-100m-air-rights-deal-for-pier-40/ | url-status=dead }} Some {{Convert|200000|ft2}} of air rights from Pier 40, as well as {{convert|500,000|ft2}} of additional rights from an "upzoning", would be used to increase the floor area ratio from 5 to 8.7. Neighborhood groups, including the Greenwich Village Society for Historic Preservation, expressed concerns that the additional office space would make the development excessively large.

File:Houston St West St td (2018-04-03) 12 - St. John's Terminal.jpg

A Uniform Land Use Review Procedure meeting was held in June 2016 to discuss the proposed air-rights transfer from Pier 40. At the meeting, residents of West Village and Hudson Square expressed concerns that the air-rights transfer could set a precedent for excessively large transfers for future projects.{{cite web|last=Warerkar|first=Tanay|date=June 7, 2016|title=West Village Residents Still Hesitant Over Pier 40 Development Deal|url=https://ny.curbed.com/2016/6/7/11874252/pier-40-west-village-development-ulurp-meeting|access-date=October 13, 2021|website=Curbed NY}} These concerns were repeated at a meeting that August. Residents said the redevelopment could exacerbate traffic congestion and discussed whether St. John's Terminal needed a planned 772-space parking lot.{{cite web|last=Warerkar|first=Tanay|date=August 24, 2016|title=St. John's Terminal redevelopment continues to elicit concerns|url=https://ny.curbed.com/2016/8/24/12630710/pier-40-city-planning-st-johns-terminal-village|access-date=October 13, 2021|website=Curbed NY}}{{cite web|last=Tcholakian|first=Danielle|date=August 22, 2016|title=Massive Development Across From Pier 40 Set for City Planning Hearing – Hudson Square – New York|url=https://www.dnainfo.com/new-york/20160822/hudson-square/massive-development-across-from-pier-40-set-for-city-planning-hearing|access-date=October 13, 2021|website=DNAinfo|archive-date=October 30, 2021|archive-url=https://web.archive.org/web/20211030023805/https://www.dnainfo.com/new-york/20160822/hudson-square/massive-development-across-from-pier-40-set-for-city-planning-hearing/|url-status=dead}} The developers altered the plans in October 2016, eliminating the elevated park and big-box retail space.{{cite web|last=Tcholakian|first=Danielle|date=October 8, 2016|title=St. John's Terminal Developers Outline Changes to Proposal|url=https://www.dnainfo.com/new-york/20161008/hudson-square/st-johns-terminal-developers-outline-changes-proposal|access-date=October 13, 2021|website=DNAinfo New York|archive-date=October 30, 2021|archive-url=https://web.archive.org/web/20211030060443/https://www.dnainfo.com/new-york/20161008/hudson-square/st-johns-terminal-developers-outline-changes-proposal/|url-status=dead}}{{cite web|last=Nonko|first=Emily|date=October 10, 2016|title=St. John's Terminal plans change to reflect community's concerns|url=https://ny.curbed.com/2016/10/10/13225552/st-johns-terminal-redevelopment-community-input-nyc|access-date=October 13, 2021|website=Curbed NY}} Following the revisions to the plans, Atlas and Westfield anticipated that the redevelopment could be delayed, leading to concerns that the Hudson River Park Trust might not receive money to repair Pier 40.{{cite web|last=Tcholakian|first=Danielle|date=October 1, 2016|title=St. John's Developers Considering Major Change to Plan, to Council Chagrin|url=https://www.dnainfo.com/new-york/20161101/hudson-square/st-johns-developers-considering-major-change-plan-council-chagrin|access-date=October 13, 2021|website=DNAinfo New York|archive-date=October 25, 2021|archive-url=https://web.archive.org/web/20211025011117/https://www.dnainfo.com/new-york/20161101/hudson-square/st-johns-developers-considering-major-change-plan-council-chagrin/|url-status=dead}}{{cite web|last=Walker|first=Ameena|date=November 2, 2016|title=St. John's Terminal redevelopment may be postponed, developers say|url=https://ny.curbed.com/2016/11/2/13501764/st-johns-terminal-redevelopment-postponed|access-date=October 13, 2021|website=Curbed NY}} The New York City Council approved the transfer of air rights from Pier 40 in December 2016,{{Cite news|last=Bagli|first=Charles V.|date=December 15, 2016|title=$100 Million Deal to Save Pier 40 in Manhattan Is Approved|language=en-US|work=The New York Times|url=https://www.nytimes.com/2016/12/15/nyregion/100-million-deal-to-save-pier-40-in-manhattan-is-approved.html|access-date=October 13, 2021|issn=0362-4331}}{{cite web | last=Rosenberg | first=Zoe | title=City Council approves $100M transfer of Pier 40 air rights | website=Curbed NY | date=December 15, 2016 | url=https://ny.curbed.com/2016/12/15/13974774/pier-40-air-rights-transfer-city-council-nyc | access-date=October 13, 2021}} and Atlas and Westfield purchased the air rights for $100 million in May 2017.{{cite web | title=Pier 40 air rights close at $100M | website=Real Estate Weekly | date=May 4, 2017 | url=https://rew-online.com/pier-40-air-rights-close-at-100m/ | access-date=October 13, 2021}} In the meantime, the building was used as an event space, Skylight Clarkson Square and Skylight Clarkson North. By late 2017, Brookfield Properties was discussing whether to join Atlas and Westfield in the project.{{cite web | last=Rosenberg | first=Zoe | title=St. John's Terminal project might have nabbed another major player | website=Curbed NY | date=August 25, 2017 | url=https://ny.curbed.com/2017/8/25/16206212/st-johns-terminal-redevelopment-brookfield-partners | access-date=October 13, 2021}}{{Cite web|date=August 25, 2017|title=Brookfield in talks to join St. John's Terminal project: sources|first=Mark|last=Maurer|url=https://therealdeal.com/2017/08/25/brookfield-in-talks-to-join-st-johns-terminal-project-sources/|access-date=October 13, 2021|website=The Real Deal New York|language=en-US}}

=Google campus=

Oxford Properties entered the joint venture for the project in October 2017.{{cite web | title=Oxford Properties enters joint venture for St. John's Terminal project | website=Real Estate Weekly | date=September 7, 2017 | url=https://rew-online.com/oxford-properties-westbrook-st-johns-terminal/ | access-date=October 13, 2021}} The following January, Oxford paid Westfield and Atlas $700 million for the portion of the St. John's Terminal site south of Houston Street. Canada Pension Plan was the junior partner in the project, with a 40 percent stake in the development.{{Cite web|date=January 31, 2018|title=Canada Pension Plan joins Oxford on St. John's Terminal megaproject|first=Mark|last= Maurer|url=https://therealdeal.com/2018/01/31/canada-pension-plan-joins-oxford-on-st-johns-terminal-megaproject/|access-date=October 13, 2021|website=The Real Deal New York|language=en-US}}{{cite web | last=Kim | first=Betsy | title=Oxford and CPPIB Acquire South Portion of St. John's Terminal for $700 Million | website=GlobeSt | date=January 1, 2018 | url=https://www.globest.com/2018/02/01/oxford-and-cppib-acquire-south-portion-of-st-johns-terminal-for-700-million/ | access-date=October 13, 2021}}{{cite web | title=Canadian funds pay $700M for St. John's Terminal | website=Real Estate Weekly | date=January 31, 2018 | url=https://rew-online.com/canadian-pension-funds-shell-700m-st-johns-terminal/ | access-date=October 13, 2021}} Deutsche Bank provided $400 million of financing for the acquisition. That October, Cookfox Architects announced their designs for the redevelopment of the St. John's Terminal site, which called for a wholly commercial development. According to Oxford's U.S. development executive Dean Shapiro, the firm had planned a taller building but instead decided to create a low structure with large floor plates of {{convert|100,000|ft2}}. The first and second floors would have ceilings of up to {{convert|28|ft}}, while a new glass annex would rise nine stories above the existing third floor, with ceiling heights of {{convert|16|ft}}.{{Cite web|date=October 2, 2018|title=Oxford Properties reveals design for St. John's Terminal redevelopment|first=Rich|last=Bockmann|url=https://therealdeal.com/2018/10/02/oxford-properties-reveals-design-for-st-johns-terminal-redevelopment/|access-date=October 13, 2021|website=The Real Deal New York|language=en-US}} According to renderings, the existing fourth story of the terminal would be removed to make way for the addition.{{cite web | last=Baird-Remba | first=Rebecca | title=Oxford Properties Reveals Office Redevelopment of St John's Terminal | website=Commercial Observer | date=October 2, 2018 | url=https://commercialobserver.com/2018/10/oxford-properties-st-johns-terminal-renderings/ | access-date=October 13, 2021}}{{Cite web|last=Warerkar|first=Tanay|date=October 2, 2018|title=First look at St. John's Terminal's transformation into 'green' office complex|url=https://ny.curbed.com/2018/10/2/17924694/st-johns-terminal-550-washington-oxford-offices-first-look|access-date=October 13, 2021|website=Curbed NY|language=en}} The overpass over Houston Street would be eliminated. Three outdoor decks would be created on the redeveloped structure. AAI Architects, P.C. served as the architect of record.{{cite web |title=St. John's Terminal |url=https://www.aiany.org/architecture/featured-projects/view/st-johns-terminal/ |website=AIA New York |publisher=American Institute of Architects |access-date=12 March 2025}}

Google began redeveloping the buildings at 345 and 315 Hudson Street to create a "Google Hudson Square" campus in 2018, along with the redevelopment of 550 Washington Street.{{Cite web|last=Morris|first=Sebastian|date=December 18, 2018|title=Google's Billion-Dollar New York Campus Expansion Lands in Hudson Square, Manhattan|url=https://newyorkyimby.com/2018/12/googles-billion-dollar-new-york-campus-expansion-lands-in-hudson-square-manhattan.html|access-date=October 13, 2021|website=New York YIMBY|language=en-US}} The redeveloped building would be 12 stories tall{{Cite web|last=Morris|first=Sebastian|date=November 19, 2020|title=Construction Tops Out on Google's St. John's Terminal Building in Hudson Square|url=https://newyorkyimby.com/2020/11/construction-tops-out-on-googles-st-johns-terminal-building-in-hudson-square.html|access-date=October 13, 2021|website=New York YIMBY|language=en-US}}{{cite web|last=Warerkar|first=Tanay|date=October 2, 2018|title=First look at St. John's Terminal's transformation into 'green' office complex|url=https://ny.curbed.com/2018/10/2/17924694/st-johns-terminal-550-washington-oxford-offices-first-look|access-date=October 13, 2021|website=Curbed NY}}{{Cite web|title=550 Washington Street Redevelopment, New York City Copy|url=https://view.ceros.com/entuitive/550-washington-street-redevelopment|access-date=October 13, 2021|website=view.ceros.com|language=en}} and contain {{Convert|120000|ft2}} on each floor. Work began in 2019 when the structure over Houston Street was demolished, as was the section of the terminal north of Houston Street.{{cite web |last=Stabile |first=Tom |date=September 14, 2020 |title=$1B NYC Google Hub Project Takes Cues From Bridge Building |url=https://www.enr.com/articles/50039-1b-nyc-google-hub-project-takes-cues-from-bridge-building |access-date=October 13, 2021 |website=Engineering News-Record}} By early 2020, the floor slabs of the expanded building were being constructed. Oxford received a $973 million loan from Wells Fargo in February 2020,{{Cite web |last=Varnham O'Regan |first=Sylvia |date=February 27, 2020 |title=Google Office at St. John's Terminal Gets Construction Loan |url=https://therealdeal.com/2020/02/27/st-johns-terminal-redevelopment-secures-973m-construction-loan/ |access-date=October 13, 2021 |website=The Real Deal New York |language=en-US}}{{cite web |last=Cunningham |first=Cathy |date=February 26, 2020 |title=Wells Fargo Leading $973M Financing for St. John's Terminal |url=https://commercialobserver.com/2020/02/wells-973m-construction-loan-st-johns-terminal-oxford-properties-cppib/ |access-date=October 13, 2021 |website=Commercial Observer}} and the new addition topped out that November.{{cite web |date=November 17, 2020 |title=Oxford tops out Google's new digs at St John's Terminal |url=https://rew-online.com/oxford-tops-out-googles-new-digs-at-st-johns-terminal/ |access-date=October 13, 2021 |website=Real Estate Weekly}}

Google began leasing space in the completed parts of the campus in 2020–2021, although the company did not immediately move in due to the COVID-19 pandemic. In September 2021, Google announced it was purchasing the 550 Washington Street building outright for approximately US$2.1 billion, using it as an additional corporate office.{{Cite news|last=Putzier|first=Konrad|date=September 21, 2021|title=WSJ News Exclusive {{!}} Google to Buy New York City Office Building for $2.1 Billion|language=en-US|work=Wall Street Journal|url=https://www.wsj.com/articles/google-to-buy-new-york-city-office-building-for-2-1-billion-11632225600|access-date=October 13, 2021|issn=0099-9660}} This was comparable to the price of Google's $1.9 billion purchase of the Port Authority Building at 111 Eighth Avenue in Chelsea in 2010 and Google's $2.4 billion purchase of Chelsea Market in 2018.{{cite news|url=https://www.nytimes.com/2010/12/03/nyregion/03building.html?_r=2&ref=nyregion|title=Google Signs Deal To Buy Manhattan Office Building|last= Bagli |first=Charles V. |date=December 2, 2010| work = The New York Times |access-date= December 3, 2010}}{{cite web | last=Rubin | first=Ben Fox | title=Google buys Chelsea Market in New York for $2.4 billion | website=CNET | date=March 20, 2018 | url=https://www.cnet.com/tech/tech-industry/google-buys-chelsea-market-for-2-4-billion/ | access-date=April 6, 2024}} New York is Google's second largest city by number of employees in its offices, behind only its main Mountain View, California, offices in Silicon Valley.{{cite news |last1=Haag |first1=Matthew |last2=Hong |first2=Nicole |date=September 21, 2021 |title=Google to Spend $2.1 Billion on Manhattan Office Building |url=https://www.nytimes.com/2021/09/21/nyregion/google-buys-building-hudson-square.html |work=The New York Times |access-date=September 21, 2021}} At the time, many office employees were continuing to work from home due to the COVID-19 pandemic, but Google officials expressed optimism that the office space would be filled when the renovation was completed.{{cite magazine | title=Google's New Manhattan Groundscraper Bets on the Future of the Office | magazine=The New Yorker | last=Lach | first=Eric | date=March 5, 2022 | url=https://www.newyorker.com/news/our-local-correspondents/googles-new-manhattan-groundscraper-bets-on-the-future-of-the-office | access-date=March 29, 2023}} Google finalized its acquisition of the building in April 2022,{{cite web | title=Oxford Properties Completes $2.1B Sale of St. John's Terminal to Google in Hudson Square, Manhattan | website=New York YIMBY | last=Morris | first=Sebastian | date=April 24, 2022 | url=https://newyorkyimby.com/2022/04/oxford-properties-completes-2-1b-sale-of-st-johns-terminal-to-google-in-hudson-square-manhattan.html | access-date=March 29, 2023}} and Google formally opened its office on February 21, 2024.{{cite web | last=Baird-Remba | first=Rebecca | title=Inside Google's New St John's Terminal Office in Hudson Square | website=Commercial Observer | date=February 22, 2024 | url=https://commercialobserver.com/2024/02/google-st-johns-terminal-office-hudson-square/ | access-date=February 23, 2024}}{{cite web | last=Hughes | first=C. J. | title=Google opens massive Hudson Square site as it closes other offices, sheds workers | website=Crain's New York Business | date=February 20, 2024 | url=https://www.crainsnewyork.com/real-estate/google-opens-st-johns-terminal-expanding-nyc-real-estate-portfolio | access-date=February 23, 2024}} After the St. John's Terminal offices opened, Google sought to sublease parts of its space at 345 Hudson Street.{{cite web | title=Google aims to vacate Hudson Square campus | website=The Real Deal | date=February 20, 2025 | url=https://therealdeal.com/new-york/2025/02/20/google-trying-to-sublease-145k-sf-in-hudson-square/ | access-date=February 21, 2025}}{{cite web | last=Durso | first=Isabelle | title=Google Looks to Sublease 165K-SF Office at 345 Hudson Street | website=Commercial Observer | date=February 19, 2025 | url=https://commercialobserver.com/2025/02/google-sublease-office-345-hudson-street/ | access-date=February 21, 2025}}

== Architecture and design ==

File:Google-Hudson-NYC-2022-1.pngAs part of the Google redevelopment, prefabricated, modular slabs of precast concrete were constructed using bridge-construction methods. Two mechanical cores of 14 stories, each with emergency staircases and 14 elevator shafts connecting the roof to the basement, were also built. The precast structure contains a steel framing to stabilize the original terminal building, allowing the newer stories to be built without bracing. The prefabricated slabs and the steel frame were built using the same two cranes. Following the expansion, the building rises {{Convert|232|ft}} high, with 12 stories. On the northern elevation of the building (facing Houston Street), where the old terminal has been cut away, the track beds of the old terminal are visible, overhanging the main entrance.{{cite web |last=Eberhardt |first=Ellen |date=February 21, 2024 |title=Google opens New York HQ built on renovated 1930s train terminal |url=https://www.dezeen.com/2024/02/21/google-cookfox-and-gensler-headquarters-new-york/ |access-date=February 23, 2024 |website=Dezeen}}

The interiors of the Google offices, designed by Gensler. The entry hall is three stories high with a kitchen, seating areas, and a coffee bar. The workstations are clustered into 60 groups as part of a "neighborhood seating" layout, in which teams are assigned specific areas.{{cite web |last=Gannon |first=Devin |date=February 21, 2024 |title=Google opens new NYC office at historic St. John's Terminal |url=https://www.6sqft.com/google-opens-new-nyc-office-at-historic-st-johns-terminal/ |access-date=February 23, 2024 |website=6sqft}} There is also a double-level, 330-seat auditorium with Guastavino-like tile designs. The spaces are decorated with New York City–related details; for example, the conference rooms depict wooden construction walls and assorted objects, while a Google sign in the lobby has depictions of items such as taxicabs and the Statue of Liberty. Following the project's completion, the building has had nearly {{Convert|1.5|acre}} of native plants on its roof garden, as well as a rainwater collection system with a capacity of {{Convert|92000|gal|sp=us}}. There are also solar panels on the roof, in addition to wood salvaged from the Riegelmann Boardwalk on Coney Island.

=Northern site redevelopment=

The 1.3 acre site formerly occupied by the portion of St. John's Terminal north of Houston Street is being developed into a two-tower housing complex by Zeckendorf Development, Atlas Capital Group, and The Baupost Group.{{cite news |last1=Gillespie |first1=Max |title=New Financing Secured For 570 Washington Street In West Village |url=https://newyorkyimby.com/2024/07/new-financing-secured-for-570-washington-street-in-west-village-manhattan.html |access-date=30 July 2024 |work=New York YIMBY |date=30 July 2024}} The developers acquired the site in February 2022.{{cite news |last1=LaPara |first1=Cailley |title=Zeckendorf, Atlas file plans for ultra-luxury West Side tower |url=https://therealdeal.com/new-york/2022/10/18/zeckendorf-atlas-file-plans-for-ultra-luxury-west-side-tower/ |access-date=31 July 2024 |work=The Real Deal |date=18 October 2022 |language=en}}

The planned development, at 570 Washington Street, will contain a mix of affordable senior housing and condominiums.{{cite news |last1=Young |first1=Michael |last2=Pruznick |first2=Matt |title=Vertical Progress Imminent For Two-Tower Complex At 80 Clarkson And 570 Washington Street in West Village, Manhattan |url=https://newyorkyimby.com/2024/07/vertical-progress-imminent-for-two-tower-complex-at-80-clarkson-and-570-washington-street-in-west-village-manhattan.html |access-date=30 July 2024 |work=New York YIMBY |date=18 July 2024}} Blackstone Inc. provided a $322 million loan to the developers in 2022 to acquire the site and begin development.{{cite news |last1=Coen |first1=Andrew |title=Blackstone Lends $322M on 570 Washington Resi Towers |url=https://commercialobserver.com/2022/07/blackstone-lends-322m-on-570-washington-resi-towers/ |work=Commercial Observer |date=8 July 2022}}