80 Clarkson: What the Offering Plan Says About Finishes, the Club and Fees

Updated Oct 10, 2026 · 7 min read

80 Clarkson is a 113-home West Village condo whose offering plan spells out far more than the listings do. Here is what it says about the finishes, the members' club, the staff, the parking, storage and wine cellar licenses, the retail unit and the first-year budget.

In brief: 80 Clarkson is a 113-apartment West Village condo where most of the amenities sit in a private club inside the building that every owner automatically joins. The offering plan specifies Gaggenau kitchens, Dornbracht and Toto baths and an all-electric building with no gas, staffed by a union team. It also sells parking, storage and wine cellars as licenses rather than deeds, and it requires every owner to spend at least $2,000 a year at the private restaurant.

What's Specific to It

• A private club: the spa, pool, squash court and fitness center are in a separate Club Unit, and the base membership fee is built into your common charges.
• A restaurant minimum: each apartment owner must buy at least $2,000 a year of private restaurant services, billed with common charges.
• Licenses, not deeds: 105 parking spaces, 104 storage lockers and 48 wine cellars are sold as licenses, and the sponsor keeps the proceeds.
• No gas: every kitchen cooks on Gaggenau induction, and heat and hot water come from steam.
• No reserve fund: the sponsor hasn't set one up, because the building is new construction.
• Suite Units: 18 small apartments for owners' household staff and guests, sold together with a main apartment.

80 Clarkson is a large new condominium at 80 Clarkson Street in the West Village, with 113 residential units spread across a West Tower and a South Tower. Its offering plan was accepted in February 2025.

The offering plan the developer filed with the state tells you what listings don't: which appliances go in which kitchens, who owns the pool, what the staff costs and why your parking space is a license, not a deed.

At a Glance

• Homes: 113 residential units (including a resident manager's apartment), plus 18 small "Suite Units" for owners' household staff and guests.
• Extras sold by license: 105 parking spaces (6 accessible), 104 storage lockers and 48 wine cellars.
• Not for sale: a Retail Unit, Club Unit, Operations Unit and "550 Parking Unit."
• Offering prices: Schedule A, as amended, lists homes from about $4.75 million (a one-bedroom) to $75 million (a five-bedroom). These are the sponsor's asking prices, not sales.
• First-year budget: about $13.5 million for the whole condominium.

Finishes

Kitchens

• Cabinets and counters: wood cabinets by Peacock, with stone countertops in the main apartments and quartz in the studio-sized Suite Units.
• Cooking: Gaggenau throughout the main apartments: an induction cooktop, a wall oven, a steam oven and a microwave. Three-bedroom and larger homes add a second wall oven, two warming drawers and a Gaggenau teppanyaki grill.
• Refrigeration and more: panel-ready Sub-Zero with an undercounter Sub-Zero wine fridge, panel-ready Miele dishwashers and a vented Miele hood.
• Suite Units: a simpler Summit and Bosch package.

Bathrooms

Bathrooms pair stone floors and walls with Toto wall-hung toilets, Kallista sinks and Dornbracht fittings. Many primary baths add a freestanding MTI tub and a Steamist steam shower. The Suite Units use Kohler and Grohe. Compare with our guide to bathroom brands in NYC luxury condos.

Floors, Windows and Ceilings

• Engineered wood floors in the foyer, living and dining rooms, bedrooms and kitchen.
• In-swinging, double-glazed casement windows with tilt-and-turn function, with openings limited to about 4.5 inches under city health rules.
• About 11 feet 4 inches floor to slab; ceilings in baths, kitchens and halls drop to roughly 8 to 9 feet.

Laundry, Heating and Cooling

• Laundry: every apartment except the Suite Units gets an LG washer and a vented LG electric dryer. There is also a shared laundry room.
• Heating and cooling: four-pipe fan coil units, a setup that generally lets each room choose heat or cooling. Heat and hot water come from steam through central heat exchangers.
• No gas: the building has no natural gas service, and every kitchen cooks on induction.
• Electricity: each apartment is submetered and pays for its own power, including the power its fan coils use.

More context: NYC condo finishes since 2010.

Amenities: A Private Club Inside the Building

Most of the amenities sit in a separate Club Unit spread over the cellar and the first three floors. The plan expects the condo board to own it on behalf of the residential owners. Every apartment owner is automatically a club member, and the base membership fee is built into your common charges.

• Cellar: spa with sauna, steam, treatment rooms, salons and locker rooms; squash court; multi-purpose court; multi-sport simulator; music and recording rooms; game room; screening room; kids room; meeting room; and an amenity prep kitchen.
• First floor: fitness center with a stretch and core room, plus the spa reception.
• Third floor: swimming pool with hot and cold plunge pools (the pool room is planned for about 25 people), pilates and yoga room, winter garden, library, dining and conference room, and a dining room for a private restaurant.
• Outside the club: a common terrace on the seventh floor, a motor court off Clarkson Street, bike storage and a shared laundry room.

Good to know: an outside operator, with its own staff, is expected to run the club under a deal of at least five years, opening no later than two years after the first closing. Spa treatments and classes may cost extra. By law the club must also admit at least one non-owner member, who needs an owner's referral and board approval. The sponsor doesn't guarantee the club or restaurant will run as described.

Tip: the board can set terrace rules such as head limits, no glassware and a chaperone for anyone under 18. Compare in NYC condo amenities by building size.

Staffing and Services

The sponsor's budget plans for:

• A resident manager who lives in the building and supervises the staff.
• A concierge, a security gate attendant and a package room attendant, each around the clock, seven days a week.
• A doorperson and a service entrance attendant, each 16 hours a day, seven days a week.
• Three handymen and four porters.

Staff are expected to be union (Local 32BJ rates). Payroll comes to about $3.4 million, roughly a quarter of the budget, and the full team may not be hired until occupancy builds. See what a doorman costs a NYC condo.

What It Costs to Run

The sponsor projects about $13.5 million in costs for 2027. Residential common charges cover about $11.6 million; license fees, restaurant income and small retail and 550 Parking Unit shares cover the rest. Your share follows your unit's common interest. See common charge benchmarks to compare.

Good to know: each regular apartment owner must spend at least $2,000 a year at the private restaurant, billed as an extra common charge and use-it-or-lose-it. The sponsor covers first-year restaurant losses up to about $1.08 million; after that, they're a residential expense.

Also note: no sponsor reserve fund, two months of common charges to working capital at closing, and a warning that taxes may rise once the building is assessed as finished. See why NYC condo operating costs differ and operating expense benchmarks.

Fine Print Worth Knowing

Parking, Storage and Wine Cellars Are Licenses

You don't get a deed to a parking space, storage locker or wine cellar. You buy a license for exclusive use while you own an apartment, and the sponsor keeps the proceeds. The wine cellars sit inside the Club Unit.

• Offering prices: on the plan's cover page, parking averages roughly $750,000 a space, lockers around $173,000 and wine cellars around $145,000. Asking prices, not sales.
• Monthly fees: each license adds a monthly fee on top of common charges.
• Resale: licenses can only go to apartment owners or buyers, and end when you sell unless assigned.
• Shared garage: 45 spaces were allocated from 550 Washington Street, whose 550 Parking Unit also uses the garage, and the sponsor may sell spaces to residents of the affiliated 570 Building next door. There are 3 EV dual-charging stations.

More: sold vs. licensed vs. leased condo parking.

The Retail Unit

The first-floor Retail Unit will initially stay with the sponsor or an affiliate. Permitted uses are broad, and the plan warns of possible noise, traffic or odors that owners and the board won't control. Owners get no share of its rent.

Other Items

• Suite Units: studios for an owner's domestic staff, family or guests, sold together with the main apartment.
• Resident manager's apartment: buyers share its $4,885,000 price at closing.
• Sponsor control: the sponsor controls the board at first and keeps some veto rights after.

Who's Behind It

• Sponsor: ACI VI Clarkson LLC, care of Atlas Capital Group. The plan names William L. Zeckendorf, Arthur W. Zeckendorf, Andrew B. Cohen and Jeffrey A. Goldberger as principals.
• Architect: SLCE Architects.
• Selling agent: Zeckendorf Marketing, with a sales office at 435 Hudson Street.
• Managing agent: Brown Harris Stevens Residential Management.
• Sponsor's counsel: Starr Associates.

Common Questions

Does 80 Clarkson have a pool?

Yes. According to the offering plan, the Club Unit's third floor has a swimming pool with hot and cold plunge pools, though the sponsor doesn't guarantee how the club will be run.

Can I buy a deeded parking space at 80 Clarkson?

No. Parking spaces, storage lockers and wine cellars are sold as licenses tied to apartment ownership with monthly fees.

Are there costs beyond common charges?

Yes: a $2,000 yearly minimum at the private restaurant, any license fees for parking, storage or a wine cellar, extra-fee club services, your share of the resident manager's apartment at closing, and two months of common charges to the working capital fund.

Who manages the building?

The plan names Brown Harris Stevens Residential Management as managing agent, with a live-in resident manager; an outside operator is expected to run the club.

Where this comes from: the building's offering plan (CD240208) as filed with the New York Attorney General, including its Schedule A prices, Schedule B first-year budget and the architect's specifications. Prices are sponsor offering prices, budgets are the sponsor's projections, and terms may change by amendment. Updated October 2026.