The Landmarks Preservation Commission is set to weigh in today, June 23, 2026, on a plan that could dramatically change one of SoHo’s busiest corners: a 21-story mixed-use tower stacked on top of the three-story Oltarsh Building at 277 Canal Street. Designed by Morris Adjmi Architects and developed by United American Land, the proposal would add 18 new stories above the historic structure at the northeast corner of Canal and Broadway, with the developer saying the project would restore the existing facade while delivering new rental apartments and ground-floor retail to the Lower Manhattan crossroads.
According to CityRealty, the 145,880-square-foot proposal would contain 143 rental units averaging roughly 975 square feet, with 31 of those apartments designated as permanently affordable and about 6,510 square feet reserved for ground-floor retail. The filing for the site also indicates that the developer is seeking bonuses through the city’s Zoning for Accessibility program and intends to satisfy Mandatory Inclusionary Housing requirements.
Design and preservation
Project materials from Morris Adjmi Architects describe a masonry-clad podium that incorporates a restored Oltarsh facade, then shifts into a slimmer, vertically proportioned tower above. The upper floors feature arched windows and a pronounced crown, with a material palette of red brick, terracotta tones and metal detailing. The architect presents the scheme as a contextual response that nods to SoHo’s streetscape while keeping the landmarked base visually in charge.
Where it sits
The property sits directly atop the Canal Street subway station and is also known as 422 Broadway, at the northeast corner of Canal and Broadway. The location offers immediate access to the N, Q, R and W trains with connections to the 6, J and Z lines, according to New York YIMBY, and the developer lists the address as 277 Canal on its portfolio page at United American Land.
Local response and past reviews
The latest version of the project follows earlier rounds of scrutiny tied to the SoHo/NoHo rezoning, where preservation groups and neighborhood advocates have been sparring over how much new bulk the district should absorb. The New York Landmarks Conservancy has testified in support of the applicant’s strategy of restoring the historic base and adding housing, while neighborhood organizations such as LESPI have warned the commission in prior hearings that the addition, in its earlier forms, risked overwhelming adjacent low-rise buildings. Both perspectives were formally submitted to the LPC.
What happens next
The Landmarks Preservation Commission has the application on its June 23, 2026 hearing calendar as LPC-26-01951 for review of the proposed vertical enlargement, according to the commission’s official notice. Even if commissioners sign off or request tweaks and grant a certificate of appropriateness, the plan would still have to clear additional steps, including a look from Community Board 2 and filings with the Department of Buildings, a sequence earlier coverage has detailed (Commercial Observer).
If it ultimately wins approval, the project would rank as one of the more visible early residential builds to come out of the SoHo/NoHo rezoning, bringing transit-adjacent housing and new retail to a heavily trafficked corner. Project materials from Morris Adjmi Architects cast the work as a repair-and-add effort that aims to preserve the Oltarsh base while layering in new apartments above.
