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chris08876 Aug 1, 2014 6:40 PM

NEW YORK | 180 East 88th Street | 521 FT | 31 FLOORS
1558 Third Avenue:

Current Site:


In the past, DDG Partners’ projects have all been on or below 14th Street, but the integrated design-and-development firm has finally moved uptown: today their architects filed permits for a tower at 1558 Third Avenue, on the Upper East Side.

The 469-foot, 31-story tower will sit at the corner of East 88th Street, on a site that they picked up from Muss Development for nearly $70 million.

The permit indicates 182,995 square feet of residential space (though, confusingly, just 151,458 square feet of total construction area) divided among just 44 apartments. Even using the lower square footage, this works out to apartments that are nearly 3,500 square feet in size on average – far larger than the average new American single-family home. Units this large combined with the extreme ceiling heights (each story will be more than 15 feet, including mechanical space) and DDG’s past projects all but guarantee that it will be condos.

The project will be by far the most attractive on this stretch of Third Avenue, once dubbed Birnbaum Canyon for all of the Philip Birnbaum-designed middle-class towers that went up after World War II. That building boom was sparked by the demolition of the old IRT Third Avenue elevated line, and perhaps aided by the fact that the Yorkville section of the Upper East Side was one of the last desirable corners of New York City with generous zoning under the 1961 code. (That loose zoning is still in effect, though rent stabilization and controls have made redeveloping the avenues’ remaining tenements difficult.)

13 Building Characteristics

Primary structural system: Masonry Concrete (CIP) Concrete (Precast) Wood
Steel (Structural) Steel (Cold-Formed) Steel (Encased in Concrete)

Structural Occupancy Category: II - OTHER THAN I, III OR IV
Seismic Design Category: CATEGORY C
2008 Code Designations?
Occupancy Classification: R-2 - RESIDENTIAL: APARTMENT HOUSES Yes No
Construction Classification: I-B: 2 HOUR PROTECTED - NON-COMBUST Yes No
Multiple Dwelling Classification: HAEA
Building Height (ft.): 469
Building Stories: 31
Dwelling Units: 44

Mixed use building? Yes No

Crawford Aug 1, 2014 6:46 PM

These will be super-high floors, and huge apartments.

Their target market is likely totally different than all the supertalls. Here they're looking at rich New York families who want gigantic living spaces in Manhattan, close to the best private schools.

And at nearly 500 ft., the views from this part of the Upper East Side will be pretty spectacular.

chris08876 Jan 30, 2015 7:05 PM

Lots Cleared For 1558 Third Avenue, Permits Not


Across from soon to be open Whole Foods (East 88th and Third Avenue), Three walk-up buildings have been demolished and the "L" Shaped lot is ready for foundation work. Proposed is a 469 foot tall, 31 story building consisting of 151,000sf divided into 44 apartments and common facilities. At an average of 3500sf each these Manhattan McMansions would be perfect customers for the new high end market on the other side of the street. That is, provided that actual human beings move into the apartments, rather than simply being dark apartments that make for convenient homes to overseas money.

There is one sticking point. According to the NYC DOB, the permits, originally filed in August 2014 have yet to be approved. The Development Challenge Process is pending zoning approval and the most recent plan exam was disapproved on January 14th of this year. Perhaps the delay is based on height. The property was marketed for sale with a limit of 365 feet, while the permits call for 469 feet. It is not know whether additional rights were purchased from the corner lot that this development surrounds. With a plan of 15' ceilings, perhaps an easy solution would be to scale them down to a still grand 10' to 11' and it comes within the original height as-of-right.

chris08876 Feb 23, 2015 1:07 PM

First Look: 1558 Third Avenue, aka 180 East 88th Street, DDG’s 31-Story Upper East Side Tower


The DOB filings reveal a total construction area measuring 151,458 square feet, and split between the 44 apartments listed on filings, that yields an average unit size surpassing 3,000 square feet. The palatially-sized homes will have ceiling heights to match, and even though the tower will only have 31 floors, it will stand 469 feet to its roof.

HTO Architects is listed on the permit as the architect of record, but as mentioned, DDG does most of their design work in-house. Like their recent projects at 10 Bond Street and 345 West 14th Street (aka 345 Meatpacking), that should yield a contextually-minded building that improves upon the neighborhood architectural lexicon.

In the case of 1558 Third Avenue — or 180 East 88th Street — the building will feature a distinguished stone facade. Massive arched windows will crown the structure, also lining the ground floor and one of the mid-levels, after the initial setbacks.

On the very top, the facade will continue past the arched windows, and the rooftop mechanicals will also be covered in a stone parapet. At the base, the building’s envelope will match the existing street-wall, with a set of staggered setbacks yielding to the intermediary level with arched windows.


Busy Bee Feb 23, 2015 3:26 PM


tdawg Feb 23, 2015 7:16 PM

i too love this.

chris08876 Mar 25, 2015 1:18 AM
Credit: Vertical_Gotham

pico44 Mar 25, 2015 10:16 AM

Real bricks pleeeeeaaassse

chris08876 Apr 6, 2015 3:35 PM

Current Site:
Credit: Vertical_Gotham

chris08876 Apr 7, 2015 3:02 AM

Height bump: NEW YORK | 1558 3rd Avenue | 521 FT | 31 FLOORS

180 East 88th Street To Become New York City’s Tallest Skyscraper Above 72nd Street


Back in February, YIMBY revealed the first renderings of DDG’s new tower coming to 180 East 88th Street. Now, YIMBY has also learned that the project’s 521-foot height (it has seen a bump from 469 feet) will make it the tallest building north of 72nd Street. A tipster has also sent along demolition photos, which show the old tenements that formerly occupied the site have now been cleared to make way for the 31-story building.

A tower of this height could be lost in the canyons of the Financial District or Midtown, but the upper reaches of the East Side are relatively short, and this part of Carnegie Hill is particularly dominated by low-rise structures. It will surpass the current leader, at 1214 Fifth Avenue on the corner of 102nd Street, by eight feet.

The site’s base elevation of approximately 80 feet will give the tower a little extra boost when it comes to overall prominence, and the building will add a new apex to the neighborhood skyline. There are many buildings with larger floor counts in the vicinity, but none will have the average ceiling heights of 180 East 88th Street, which will approach 16 feet. DOB filings indicate the tower will total 151,458 square feet, which will be split between 48 condominiums.

New construction in the vicinity is much more contextual than in most parts of New York, and most projects feature facades dominated by masonry rather than glass. Other nearby examples including 151 East 78th Street and 1010 Park Avenue, the former designed by Peter Pennoyer and the latter by Beyer Blinder Belle.

DDG’s addition will be faced in handmade brick, but the cantilever and crown will give it a strong contemporary edge. The firm designs and builds its projects in-house.

Ploppalopp Apr 7, 2015 3:07 AM

Great news! This is a really exciting one. One question I have is with the bricks, are they going to be individually laid or will they come in groupings that are connected?

chris08876 Apr 7, 2015 3:13 AM


Originally Posted by Ploppalopp (Post 6979992)
Great news! This is a really exciting one. One question I have is with the bricks, are they going to be individually laid or will they come in groupings that are connected?

Thats a good question. My assumption is that it would be hand placed given the small site. Larger sites tend to see the connected/groupings that you've mentioned. But not 100% sure when it comes to this project as its fairly new in the pipeline. Best thing to do though is that if there's activity at the site, down the line of course, best way to get good insider info is to talk to a worker on a lunch break. It works. Small conversation can go a long way.

With a date of 2018 for completion, which is kinda long for a tower such as this, I'd go with hand placed. They look like they are going to take their time with this one.

Ploppalopp Apr 7, 2015 3:17 AM

^^^^Yeah...small talk works wonders but living in Minnesota makes it pretty hard to do that. I'm pretty jelous of you guys that can just go out and check out whatever development you wish to see but its all good because you guys share plenty of info!

chris08876 Apr 7, 2015 3:19 AM


Originally Posted by Ploppalopp (Post 6980002)
^^^^Yeah...small talk works wonders but living in Minnesota makes it pretty hard to do that. I'm pretty jelous of you guys that can just go out and check out whatever development you wish to see but its all good because you guys share plenty of info!

Minnesota. :???: Damn, I thought you were from NYC all along since you follow the projects a lot. :haha:

Woops on that assumption.

Ploppalopp Apr 7, 2015 3:24 AM

Lol nope. I wish though. I just follow projects from all over the place because there don't happen to be many projects going on where I live. That's why I appreciate you guys' updates so much. Though yeah, some day i'll be in NY enjoying all of the awesomeness in person!:yes:

chris08876 May 30, 2015 1:18 AM

Rendering of the base:

chris08876 Jun 12, 2015 10:06 AM

chris08876 Jul 10, 2015 11:46 AM
Credit: NYY

Vertical_Gotham Aug 27, 2015 4:31 PM

Upper East Side Tower Reveals Its Artsy Side, Preps for Sales

Teaser Site:

chris08876 Sep 24, 2015 7:17 PM

Views Revealed For 180 East 88th Street, The Upper East Side’s Future Tallest Building Above 72nd Street


Over the summer, Tribeca-based DDG broke ground on a 32-story tower at 180 East 88th Street, which will one day by the tallest building above 72nd Street, standing 521 feet to its pinnacle. Now, YIMBY has the first look at what the view from the upper reaches of the tower will entail. The building’s 48 condominiums will feature two-, three- and four-bedroom configurations, and a penthouse duplex will be located on the top two floors. Commercial space will also span 52,000 square feet in the base. HTO Architect is the architect of record, while DDG is designing in-house, and sales are expected to launch this fall.

chris08876 Sep 24, 2015 8:46 PM

DDG Parners site is updated (9/21/15)

Said's this is u/c, which I can believe.


The scaffolding doesn’t lie: We’re in the midst of a serious condo-and-rental-building boom with buildings like DDG’s 180 East 88th Street and 12 Warren Street quickly rising. Over 3,600 permits have been filed for new residential structures in the past two years – to be precise, 2,394 in 2014 and 1,230 thus far this year, compared with 2,804 in total for 2009 and 2010. Talk of the 421(a) tax abatement expiring this past summer (it didn’t) may have spurred the recent frenzy, with much of it concentrated in the usual suspects of Hudson Yards, Downtown Brooklyn, and LIC. But new pockets of construction are emerging in unlikely corners, like the St. George neighborhood of Staten Island and the South Bronx. With an overwhelming number of projects to sift through, here’s a selection of some of the more notable arrivals, for magnates and non-magnates alike.

chris08876 Oct 23, 2015 4:17 PM

Image from Vertical Gotham


chris08876 Dec 4, 2015 8:29 PM

AG approves DDG’s $308M condo plan at 180 East 88th Street


Joe McMillan’s DDG received the green light to begin selling apartments at its Upper East Side condo tower, which will aim for a total sellout of slightly more than $308 million.

Attorney General Eric Schneiderman’s office last month approved the Tribeca-based development firm’s condo offering plan for its under-construction tower at 180 East 88th Street. DDG is aiming for a total sellout of $308.2 million, a figure that also includes storage space in the building. Construction kicked off earlier this summer on the 32-story tower, which will feature 30-foot-high masonry arches and a brick façade imported from Denmark.

Along with the Zeckendorfs’ 520 Park Avenue, DDG’s building will be one of the tallest on the Upper East Side. The development firm paid $68 million, or $538 per buildable square foot, when it bought the site in 2013, making it one of the riskier development deals out there. DDG is also behind the XOCO, a nine-story condo building at 325 Broadway in Soho. It has four listings on the market, ranging from $2.6 million to $7.6 million.

chris08876 Jan 13, 2016 3:47 AM

DDG Gets $153M Loan For Carnegie Hill Resi Tower Construction


M&T Bank provided Joe McMillan’s DDG Partners and real estate investment firm Global Holdings with a $153 million loan on a residential development in Carnegie Hill, Commercial Observer can first report.

Proceeds of the financing, which closed on Dec. 21, will be used to construct a 31-story condominium tower at 180 East 88th Street between Third and Lexington Avenues.

The latest filings with the New York City Department of Buildings indicate that the tower will house 48 condo units, and the reported sellout estimate for the project is $308.2 million.

Mr. McMillan’s Tribeca-based development firm acquired the site, along with 1558-1560 Third Avenue between East 87th and East 88th Streets, from Muss Development for roughly $70 million in 2013, as Commercial Observer previously reported. The parcels, which have connecting rear lots, housed two vacant five-story apartment buildings, which have since been razed. (It was not immediately clear when Global Holdings joined DDG as a partner).

chris08876 Jan 13, 2016 3:50 AM

Was checking the ddg site, and it looks like they updated it with a new rendering.

chris08876 Jan 16, 2016 2:53 AM

chris08876 Jan 17, 2016 12:49 AM

Credit: MrVenaCava aka Hypothalamus

Zapatan Jan 17, 2016 1:21 AM

ooh baby!

Busy Bee Jan 17, 2016 3:33 AM

This is going to be a top notch tower.

Crawford Jan 18, 2016 4:30 AM

This building is really sexy. Too bad they didn't go for the 621 ft. version, (supposedly the developer thought that version had too small floorplates) but at 521 ft. still looks great.

PeterQM Jan 24, 2016 11:42 PM

Units Come Online for 180 East 88th Street, Tallest Building Between 72nd Street and
Units Come Online for 180 East 88th Street, Tallest Building Between 72nd Street and Albany
By Ondel Hylton
January 20, 2016


In spite of a bristling array of glass spires erupting into our man-made mountain range and a global high-rise boom remodeling world cities into alien, cutting-edge anonymity, Manhattan stubbornly manages to appear tellurian. But Joseph McMillan’s integrated real estate investment and design company DDG has emerged as one firm genuinely committed to nurturing and progressing our architectural zoo of a city. Their past projects–345 Meatpacking, 41 Bond Street, XOCO 325, and 12 Warren– transcend common architectural styles, clad in a unique palette of materials and composed of an uncanny mashup of parts informed by context, nature, and technology.

More info and images in the post here.

chris08876 May 9, 2016 10:00 PM

Under Construction
Credit: Vertical_Gotham

Submariner May 10, 2016 2:38 PM

That blank wall looks better than most facades with windows.

streetscaper May 12, 2016 2:12 PM

Awesome project!

chris08876 May 24, 2016 10:50 PM

Developers Used a Four-Foot-Wide Lot to Build a Taller Upper East Side Tower


The go-to move for building taller than zoning allows is snatching up some air rights, but at 180 East 88th Street in Yorkville, developer DDG Partners found an obscure loophole to increase their building’s height. Back in 2014, as the Times explains, DDG received approvals to slice off a four-foot-wide lot from the 30-foot-deep site. This became an official taxable lot, but because it provided a buffer between the building and the street, it allowed the building to avoid typical zoning for structures touching the street, rising to its 521-foot height (60 feet taller than would have been permitted otherwise) and having its entrance on Third Avenue. Now that the motive has become clear, local residents and elected officials are not happy, and adding fuel to the fire is the fact that DDG contributed at least $19,900 to Mayor Bill de Blasio.

When the Department of Buildings first issued permits for the project in March 2014, they allowed the developer to utilize the Third Avenue lot, as well as the adjacent lot on 88th Street because it was more than 30 feet deep, “a size that could be developed into a separate building.” But it was after this that the developer received approval for the new lot, which in plans is referred to as a “rear yard” that would be a garden for residents that’s open to the street.

Upper East Side Councilman Ben Kallos feels that this “unbuildable lot” may create a “dangerous precedent for a new and dangerous loophole.” Manhattan Borough President Gale Brewer is also speaking out against the city’s approvals, saying “At first glance, this project looks like a prime example where the Department of Buildings has failed to enforce the law. The zoning here is what it is, not what the developer wishes it were.” In response, the DOB is reviewing its rulings, noting that they’re “auditing this project for compliance with the city’s construction codes and zoning resolution.”

chris08876 Jun 14, 2016 10:49 PM
Credit: VG

chris08876 Dec 24, 2016 1:52 AM

City lifts stop-work order at DDG’s UES condo project


The city’s Department of Buildings has lifted a stop-work order at DDG’s condominium project at 180 East 88th Street, a move that will enable the developer to resume construction on one of the Upper East Side’s tallest towers.

The DOB halted work at the planned 521-foot project in May, after neighbors and elected officials accused DDG of skirting zoning laws in order to build a taller building. DDG’s initial plans included a separate four-foot lot on East 88th Street, which critics said the developer was using to bypass building height restrictions in the neighborhood.

But DDG, led by Joseph McMillan, maintained that there are no maximum height limits in the neighborhood’s C1-9 zoning district. The developer subsequently proposed a 10-foot-wide lot along East 88th Street, allowing it to move the building’s entrance off the street and to add landscaping. The DOB has now approved those amended plans.

“We look forward to resuming construction and meeting our planned completion goal of 2018,” a representative from DDG said.

Manhattan Borough President Gale Brewer had gone after DDG, accusing the developer of ignoring the neighborhood’s zoning to “illegally build a tower halfway to the moon.” :sly: A zoning expert, George Janes, who was hired by a local preservation group, told the Wall Street Journal that DDG’s maneuvers were some of the “the most amazing zoning gymnastics I have seen in a long time.”

chris08876 Jan 30, 2017 12:28 PM

Jan 3

jsbrook Jan 30, 2017 1:21 PM

Wow, cool building. Very different! The upside down Us in the middle look a little wonky to me, but I probably just need to get used to it. Our eyes are generally not used to seeing 'flair' in the middle of a building. Otherwise, I already love it and love the top.

PeterQM Apr 14, 2017 5:29 PM

Not sure if it's possible but maybe the thread name should be changed to 180 East 88th?

PeterQM Apr 14, 2017 5:30 PM

Construction Back on Track at DDG's 180 East 88th Street
April 13, 2017

DDG’s ravishing Upper East Side condo tower, 180 East 88th Street is finally on the rise. Renderings of the 31-story tower were first unveiled in 2015 when its provocative design elicited a mix of oohs and oh-nos from neighbors and armchair architecture critics alike. To the local dissenters, the most shudder-inducing aspect of the project was its proposed 521-foot height –effectively making it the tallest building in the city north of 72nd Street. After much of the foundation was put in place and listings for its 48 condos came online, the project was halted by the Department of Buildings after neighbors and elected officials accused DDG of misinterpreting zoning laws to yield a taller building. Now, after much behind-the-scenes legal wrangling, the stop work order has been lifted and the tower is several floors on its way to its full unabashed glory.


chris08876 Jun 4, 2017 3:30 PM
Credit: Tectonic

chris08876 Sep 7, 2017 6:28 PM
Credit: jagaruni

PeterQM Oct 16, 2017 4:38 PM

At the Crest of Carnegie Hill, DDG's 180 East 88th Street Dares to Break the Mold
At the Crest of Carnegie Hill, DDG's 180 East 88th Street Dares to Break
the Mold

October 16, 2017


One of the most eagerly awaited skyscrapers is 180 East 88th Street, an exceptional 48-unit condo on the rise in Carnegie Hill. Decidedly different from the glass towers multiplying across Manhattan,
the 32-floor building will be wrapped in hand-laid Kolumba bricks
punctuated by 9’x9’ windows and concrete catenary arches at its base,
waist, and crown.

More info and images in the post here.

chris08876 Jan 22, 2018 11:57 PM
Credit: Falco

mrnyc Jan 23, 2018 5:16 PM

those arches are just so cool. if nothing else about this building i am glad they brought that classic era design detail back here in a modern version.

chris08876 Feb 6, 2018 2:08 AM
Credit: nyc1

JSsocal Feb 6, 2018 4:04 AM

Chevron Board-formed concrete might be my new favorite thing.

NYguy Feb 10, 2018 2:59 AM

The war on skyscrapers continues, but it's a losing one.

Pols and community groups sue DDG to block UES project
Lawsuit claims developer exploited zoning code to achieve condo's height and design

February 09, 2018


A coalition of community organizations and elected officials on the Upper East Side are filing a lawsuit to block DDG’s 32-story tower at 180 East 88th Street.

The suit argues that DDG achieved the height and design of its luxury condominium tower by exploiting a loophole in the city’s zoning code, according to Crain’s. The developer broke ground on the project in 2015, and opposition from community groups heated up the next year, as locals complained about DDG creating a new lot along East 88th Street enabling it to change the building’s shape.

The Department of Buildings stopped construction at the site, but when DDG changed the design months later, the agency reversed its decision and allowed construction to continue, a move it stands by despite the new lawsuit.

Koodoo25 Apr 6, 2018 12:20 AM

April 5th

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