The Landmarks Preservation Commission approved Naftali Group's ambitious plan to demolish an existing residential building on Manhattan's Upper East Side and replace it with a luxury condominium tower on Tuesday. The developer acquired the 33-story building at 800 Fifth Avenue for $810 million over the summer and has enlisted renowned architectural firms Robert A.M. Stern Architects (RAMSA) and SLCE to design a new limestone-clad tower featuring 55 condominiums with spectacular Central Park views.
The current building, designed by architect Ulrich Franzen in 1978, stands as a post-modern structure housing approximately 200 rental units. Built in place of Geraldine Rockefeller Dodge's historic mansion known as the Dodge Mansion at Fifth Avenue and 61st Street, the yellow-brick tower has been controversial since its construction. The building drew harsh criticism from prominent architecture critics, including New York Times critic Ada Louise Huxtable, who described the design as "disturbing" and "out of scale" with its pre-war neighbors in multiple articles. Fellow architecture critic Paul Goldberger also took issue with the building's mass, arguing that it overshadowed any positive design elements.
Naftali Group purchased the Lenox Hill tower from Spitzer Enterprises, the development firm owned by former New York Governor Eliot Spitzer, and the Winter Organization. The $810 million deal was finalized in August, marking one of the year's significant real estate transactions on Fifth Avenue. The acquisition represents Naftali's continued investment in premium Manhattan locations, particularly those offering Central Park access and views.
The proposed replacement tower will maintain the same height as the existing structure at approximately 300 feet but will feature fewer floors to create more spacious residences. True to RAMSA's signature style, the new building will showcase an articulated limestone facade using either Alabama or Indiana limestone, complemented by gray granite, black metal, and bronze detailing. The design incorporates double-height windows framed by elegant black metal railings, creating a sophisticated aesthetic that reflects the building's prestigious location.
A distinctive feature of the new design includes a recessed loggia positioned at the building's center, which will likely house the coveted penthouse unit. This premium residence will boast impressive 17-foot double-height arched windows, offering unparalleled views of Central Park and the Manhattan skyline. The architectural details demonstrate RAMSA's commitment to creating a structure that respects the historical context of Fifth Avenue while providing modern luxury amenities.
During Tuesday's Landmarks Preservation Commission meeting, commissioners generally praised the proposed design, though they suggested exploring additional articulation at the building's top. The positive reception marks a significant step forward for the project, which has been closely watched by preservationists and neighborhood groups. Some commissioners noted the improvement the new design would bring to the Fifth Avenue streetscape.
The project received notable support from architecture critic Paul Goldberger, who submitted a statement calling it "a chance to correct our mistakes." Goldberger wrote, "We do not often have the chance to correct our mistakes in New York. But the new design proposed for this site by Robert AM Stern Architects provides exactly that opportunity: replacing an unappealing building that was never well suited to its important Fifth Avenue site, with a discreet, elegant structure whose design emerges out of a careful reading of the immediate architectural context and the deep knowledge of the architectural history of the New York Apartment House."
While the Friends of the Upper East Side neighborhood group supported the design as an improvement, they raised environmental concerns about the demolition process. The group testified on Tuesday, stating, "Total demolition is simply indefensible when recladding or renovation is feasible and represents a far more sustainable alternative." Their testimony reflects growing concerns about construction waste and environmental impact in luxury development projects.
The approval comes just one week after the Landmarks Preservation Commission approved a similar project at 985 Fifth Avenue, where Eliot Spitzer's development firm plans to demolish a 25-story rental building and replace it with a 20-story tower containing only 26 condominiums. This trend toward fewer, more luxurious units reflects the continuing transformation of Fifth Avenue's residential landscape, where developers are increasingly focusing on ultra-high-end properties that cater to the city's wealthiest residents.
