The first photos have been released of the renovated cafeteria at 4 Times Square, originally designed by Frank Gehry for Condé Nast, and the redesign appears to have thoroughly modernized the space. The 260-seat cafeteria, the Los Angeles-based architect's first project in New York City, was intended to be an exclusive gathering place for Condé Nast employees. Completed in 2000, Gehry’s curves are prominently displayed throughout the room, from the 12-foot-tall, 4-foot-wide billowing glass partitions hung from the ceiling to the twisting grey titanium columns at the edge of the cafeteria. Even the seating reflected the overall design ethos, as rows of orange leather seating undulated alongside the partitions and handrails. With Condé Nast’s exit from the Durst Organization-owned 4 Times Square in 2015, questions swirled over the ultimate fate of the cafeteria. Now, the Durst Organization has announced that the cafeteria will be the centerpiece of a 45,600-square-foot amenity floor accessible to all of the building’s tenants. The entire floor’s renovation was handled by local firm STUDIOS Architecture, and the end result is a total transformation of Gehry’s cafeteria that still keeps the fundamental curves in place. The titanium paneling on the walls and ceiling have been painted white, the floors and accents have been replaced with American white oak planks, and the chrome pendant lights have been stripped out. The bright seating has been reupholstered in hues of beige, and the yellow-topped tables have been replaced with white alternatives. The end result is more IAC Building than Disney Concert Hall, and STUDIOS has definitely succeeded in bringing more light into the space. The redesign marks the launch of the Durst Organization’s Well& amenity brand across all of their properties, with this floor at 4 Times Square as their first location. Accessible from the cafeteria is the new “Garden Room,” a circular bar area that features a 106-foot-long, floor-to-ceiling wraparound green wall designed by Blondie’s Treehouse. The southern side of the floor has been leased to Convene, a flexible meeting and workspace management company. The meeting and event spaces on the Convene side can hold up to 480 people, and the look, handled by their in-house design team, skews towards darker wood paneling and tile flooring. The $35 million renovation of the amenity floor is just one part of Durst’s recent $135 million modernization effort at 4 Times Square, which includes new entrances, elevator cabs, and a full lobby and reception renewal.
Posts tagged with "STUDIOS Architecture":
Google trumped (for once) by LinkedIn, leaving Bjarke Ingels and Thomas Heatherwick swoopy plans in limbo
Mountain View, California's city council has decided that LinkedIn and not Google will be able to develop the majority of its North Bayshore area, leaving Google's ambitious plans by Bjarke Ingels and Thomas Heatherwick in jeopardy. According to Silicon Valley Business Journal, LinkedIn will be able to develop 1.4 million square feet of the 2.2 million square feet of the area's available commercial space, leaving Google with enough room for only one piece of its four-part plan. “I’m not sure how I make any of this economically viable with one building,” David Radcliffe, vice president of real estate and workplace services for Google, told the council. Google's four structures were to be draped in glass canopies and connected by walking trails. plazas, community gardens and oak groves. Now they may face the same fate as Google's former plans for a new Leed Platinum campus in Mountain View's Charleston East area by Ingenhoven Architects and SHoP Architects, which were proposed in 2012 and 2008, respectively. According to public documents, LinkedIn's plans (left), designed by Studios Architecture (the firm that, ironically, designed the building that currently serves as Google's main headquarters) call for six office buildings, a new theater, health club, and a retail street. LinkedIn's rectilinear site plan is much more conventional than Google's looping, twisting, and intertwining complex would have been. Most of the office buildings would surround a public space called "The Green." According to the Business Journal, the decision does not approve LinkedIn’s project, rather "it merely gives the company the green light to turn in formal plans." So this saga isn't over yet.
The American Institute of Architects (AIA) has announced the 2015 recipients of its Institute Honor Awards, which it describes as “the profession’s highest recognition of works that exemplify excellence in architecture, interior architecture and urban design.” This year’s 23 recipients were selected from out of about 500 submissions and will be honored at the AIA’s upcoming National Convention and Design Exposition in Atlanta. Here are the winners in the interior architecture category. Arent Fox; Washington, D.C. STUDIOS Architecture According to the AIA:
Key elements of this office building include a formal reception space with a physical and visual connection to the building lobby, a conference center, an auditorium with tiered seating, break-out areas for receptions, and slab openings on typical office floors for visual connection to other floors. The building has two primary street-facing sides and two sides that face an alley. To create parity between the two, the design places key elements on the alley side of the building to draw people from the front to the back for collaboration and support functions. Glass was used to shape offices and conference rooms and to blur the line between circulation and enclosed spaces.The Barbarian Group; New York City Clive Wilkinson Architects; Design Republic Partners Architects According to the AIA:
A 1,100-foot long table connecting as many as 175 employees—snaking up and down and through the 20,000-square-foot office space provides a digital marketing firm a medium for collaborating employees. To maintain surface continuity and facilitate movement through the space, the table arches up and over pathways, creating grotto-like spaces underneath for meetings, private work space, and storage. Dubbed the Superdesk, this table encourages connection and collaboration, makes conventional office furniture seem redundant, and challenges traditional ideas about what a modern office space should look and feel like.Beats By Dre; Culver City, California Bestor Architecture According to the AIA:
The Beats By Dre campus was designed to reflect the diverse and innovative work undertaken in the music and technological fields. The main building is carved by a, two-story lobby that forms an axis and two courtyards to orient the work spaces. Courtyards connect to the varied working environments and include offices, open workstations, flexible work zones, and interactive conference rooms. The office plan encourages interaction and contact across departments by establishing a variety of calculated environments that exist within the larger workspace: peaceful, activated, elegant or minimal.Crystal Bridges Museum of American Art, Museum Store; Bentonville, Arkansas Marlon Blackwell Architect According to the AIA:
The work of a local Arkansas basket maker, Leon Niehues, known for his sculpturally ribbed baskets made from young white oak trees from the Ozarks, provided the design inspiration for the museum store, located at the heart of the Moshe Safdie, FAIA, designed museum (2011) in Bentonville, Arkansas. A series of 224 parallel ribs, made of locally harvested cherry plywood, were digitally fabricated directly from the firm’s Building Information Modeling delivery process. Beginning at the top of the exterior glass wall, the ribs extend across the ceiling and down the long rear wall of the store.Illinois State Capitol West Wing Restoration; Springfield, Illinois Vinci Hamp Architects According to the AIA:
The West Wing of the Illinois State Capitol is the second phase of a comprehensive renovation program of this 293,000-square-foot National Historic Landmark. Designed by French émigré architect Alfred Piquenard between 1868 and 1888, the Capitol represents the apogee of Second Empire design in Illinois. Over the years inappropriate changes were made through insensitive modifications and fires. The project mandate was to restore the exuberant architecture of the West Wing’s four floors and basement, while simultaneously making necessary life safety, accessibility, security and energy efficient mechanical, electrical, & plumbing system upgrades.Louisiana State Sports Hall of Fame and Regional History Museum; Natchitoches, Louisiana Trahan Architects According to the AIA:
The Louisiana State Museum merges historical and sports collections, elevating the experience for both. Set in the oldest settlement in the Louisiana Purchase on the banks of the Cane River Lake, the quiet yet innovative design reinterprets the geometry of the nearby plantation houses and the topography of the riverfront; between past and future. Spaces flow together to accommodate exhibits, education, event and support functions. The hand-folded copper container contrasts with the digitally carved cast-stone entry and foyer within, highlighting the dialogue between the manmade and the natural.National September 11 Memorial Museum; New York City Davis Brody Bond According to the AIA:
The 9/11 Memorial Museum is built upon the foundations of the Twin Towers, 70 feet below street level. Visitors reach the museum via a gently sloped descent, a journey providing time and space for reflection and remembrance. Iconic features of the site, such as the surviving Slurry Wall, are progressively revealed. This quiet procession allows visitors to connect to their own memories of 9/11 as part of the experience. Located at the site of the event, the museum provides an opportunity to link the act of memorialization with the stories, artifacts and history of that day.Newport Beach Civic Center and Park; Newport Beach, California Bohlin Cywinski Jackson According to the AIA:
The Newport Beach Civic Center and Park creates a center for civic life in this Southern California beachside community. Nestled within a new 17-acre park, the City Hall is designed for clarity and openness. A long, thin building supporting a rhythmic, wave-shaped roof provides a light and airy interior, complemented by connections to outdoor program elements, a maritime palette, and commanding views of the Pacific Ocean. The project’s form and expression are generated by place and sustainability, as well as the City’s democratic values of transparency and collaboration.
The American Institute of Architects (AIA) has announced the 2015 recipients of its Institute Honor Awards, which it describes as “the profession’s highest recognition of works that exemplify excellence in architecture, interior architecture and urban design.” This year’s 23 recipients were selected from out of about 500 submissions and will be honored at the AIA’s upcoming National Convention and Design Exposition in Atlanta. That event will be keynoted by former President Bill Clinton. Now onto the winners in the architecture category. 28th Street Apartments; Los Angeles Koning Eizenberg Architecture
From the AIA: The historic YMCA (1926) had been a focus of African-American life in the era of segregation but had fallen into severe disrepair. The design re-establishes the building’s role as a community focus, restores principal spaces for youth training programs, brings existing living quarters in compliance with contemporary standards and adds new housing units. Inventive integration of new building systems released the existing rooftop for outdoor social space that connects and anchors old and new. The new addition is thin and cross-ventilated. It is shaded to the south by a vertical photovoltaic panel array and wrapped to the north with lightweight perforated metal screens that contrast with the heft of the original masonry building.Brockman Hall for Physics, Rice University; Houston KieranTimberlake
From the AIA:The campus of Rice University is a continuously studied and managed “canvas” that represents an intensive ongoing collaboration between architects, planners, and administrators. Its park-like environment—with live oaks, lawns, walkways, arcades, courtyards, and buildings—comprises a clear and timeless vision. The Brockman Hall for Physics needed to fit within this distinctive setting, to gather together a faculty of physicists and engineers working in as many as five separate buildings, and to house highly sophisticated research facilities carefully isolated from the noise, vibrations, and temperature fluctuations that could destroy experiments.California Memorial Stadium & Simpson Training Center; Berkeley, California HNTB Architecture; Associate Architect: STUDIOS Architecture
From the AIA: The historic stadium is one of the most beloved and iconic structures on the UC Berkeley campus. The key goals for this project were to restore the stadium’s historic and civic prominence, integrate modern training and amenity spaces, and address severe seismic concerns. By setting the new athlete training facility into the landscape, a new grand 2-acre public plaza for the stadium was created on the roof. A new press box/club crowns the historic wall; its truss-like design acts as a counterpoint to the historic facade.Cambridge Public Library; Cambridge, Massachusetts William Rawn Associates; Associate Architect: Ann Beha Architects
From the AIA: The Cambridge Public Library has become the civic “Town Common” for a city that celebrates and welcomes its highly diverse community (with over 50 languages spoken in its schools). With its all-glass double-skin curtain wall front facade, the library opens seamlessly out to a major public park. This double-skin curtain wall uses fixed and adjustable technologies to ensure that daylight is infused throughout the interiors and to maximize thermal comfort for the most active patron spaces looking out to the park.Danish Maritime Museum; Elsinore, Denmark Bjarke Ingels Group
From the AIA: The design solution to the site’s inherent dilemmas was to wrap a subterranean museum around a dry dock like a doughnut, where the hole was the dry dock itself and the centerpiece of the museum’s collection. Three two-level bridges span the dry dock, serving as shortcuts to various sections of the museum. All floors slope gently, so that a visitor continually descends further below the water’s edge to learn about Danish maritime lore. The civil engineering and construction work for the museum were among the most complicated ever undertaken in Denmark.John Jay College of Criminal Justice; New York City Skidmore, Owings & Merrill
From the AIA: Located in Manhattan, John Jay College of Criminal Justice’s new building provides all the functions of a traditional college campus within the confines of a single city block. SOM’s 625,000-square-foot addition doubles the size of the college’s existing facilities by adding classrooms, laboratories, auditoriums, faculty offices, and social spaces. These functions are arranged within a new 14-story tower and four-story podium topped with an expansive landscaped terrace that serves as an elevated campus commons. A 500-foot-long cascade runs the length of the podium and functions as the social spine of the campus. SOM’s design places a premium on communal and interactive space so that students may enjoy the experiences of a traditional college setting.Krishna P. Singh Center for Nanotechnology at the University of Pennsylvania; Philadelphia WEISS/MANFREDI
From the AIA: Challenging the established model of laboratory buildings, the Krishna P. Singh Center for Nanotechnology is organized around an ascending spiral that hybridizes the tradition of the campus quadrangle with the public promenade. The Center for Nanotechnology twists its laboratories around a central campus green, opening the sciences to the University of Pennsylvania’s landscape while providing a suite of public spaces within the building for cross-disciplinary collaboration amongst scientists. Here, multiple types—courtyard, laboratory loft, ascending gallery—each with their own distinct histories, are grafted together to create a new, but recognizable hybrid.LeFrak Center at Lakeside Prospect Park; Brooklyn, New York Tod Williams Billie Tsien Architects
From the AIA: This project restored 26 acres of Brooklyn’s Prospect Park, designed by Frederick Law Olmsted and Calvert Vaux in the 19th century and added a new 75,000-square-foot, year-round skating and recreational facility. In the winter, the facility’s two rinks are open for ice skating, and in the summer one rink converts to roller skating and the other to a large water-play fountain. Clad in rough-hewn gray granite, the new LeFrak Center appears to be large stone retaining walls set in the landscape. Much of the structure is tucked into the land. The L-shaped plan consists of the east and north block, both one-story structures with roof terraces connected by a bridge.Sant Lespwa, Center of Hope; Outside of Hinche, Haiti Rothschild Doyno Collaborative
From the AIA: The Center of Hope, commissioned by World Vision, is located in a rural region in Haiti and provides support, education, and skill building opportunities. The design process involved the entire community from children to elders. Construction included on-the-job skills training for over 100 residents. The courtyard scheme and breezeway capture prevailing winds while opening expansive views to the mountains beyond. Careful planning for natural ventilation, daylighting, water collection, sewage treatment, and electricity generation resulted in a completely self-sufficient building. The participatory and empathetic process created an uplifting environment that inspires hope.United States Courthouse, Salt Lake City, Utah Thomas Phifer and Partners; Naylor Wentworth Lund Architects
From the AIA: The design of the new United States Courthouse in Salt Lake City emanates from a search for a strong, iconic, transparent, and metaphorically egalitarian form to symbolize the American judiciary system. The primary nature of the courthouse’s cubic mass projects grounded dignity, immovable order, and an equal face to all sides. The 400,000-square-foot, 10-story courthouse resides on a landscaped terrace that spans an entire city block, uniting the new and existing federal courthouses as a public-access amenity while fulfilling a required federal security setback from the street.Wild Turkey Bourbon Visitor Center; Lawrenceburg, Kentucky De Leon & Primmer Architecture Workshop
From the AIA: Located on a bluff overlooking the Kentucky River, the visitor center is the newest component of recent additions and expansions to the Wild Turkey Distillery Complex, one of seven original member distilleries of the Kentucky Bourbon Trail. The 9,140-square-foot facility houses interactive exhibits, a gift shop, event venues, a tasting room, and ancillary support spaces. Utilizing a simple barn silhouette (an interpretation of Kentucky tobacco barns common to the area), the building, clad in a custom chevron pattern of stained wood siding, presents a clear and recognizable marker in the landscape.
Earlier this year, the Washington, D.C. Public Library announced that Martinez+Johnson and Mecanoo had won their competition to design the next phase of the city's Martin Luther King Jr. Memorial Library. Check out AN's coverage of the winning design here. The firm beat out two other finalists to revamp van der Rohe's iconic work. Here's AN's guide to the competition and the runners-up. According to a press release from the D.C. Public Library, each team “developed two preliminary design ideas: one of a stand-alone library and one of a mixed-use building with additional floors.” All three teams propose ways to respect and restore the structure’s original facade, but re-imagine the library’s interiors and offer ideas for what can go on top of it. There are also two competing proposals to add “a cloud” into—or onto—Mies’ structure. The Runners-up: The Patkau Architects/Ayers Saint Gross proposal removed existing interior floorplates to create what they’re calling a “Community Mixer.” Above this courtyard-like space will be “the cloud,” a “new technological form” that “distributes daylight, broadcasts information, and sustainably generates energy.” The STUDIOS Architecture/The Freelon Group team proposed a completely revamped roof with gardens, a café, a pedestrian walkway, an amphitheater and possible housing. And, yes, they’ve got “a cloud” too; it will be “ever-present through the building” and include “new library programs associated with sharing, innovation and prototyping.” Martinez and Johnson + Mecanoo's winning proposal: Read about the winning plan in AN's recent article on the project.
Out of a crop of 26, ten teams have been invited to present their technical proposals for the renovation of the Mies van der Rohe–designed Martin Luther King Jr. Memorial Library in Washington, D.C. District officials are hoping to transform the landmark 1972 building, Mies’ last built work and his only in D.C., into a state-of-the-art central library fit for the nation’s capital. The finalists are Cunningham Quil Architects and 1100 Architects, Ennead Architects and Marshall Moya Architects, Leo A. Daly and Richard Bauer, Martinez and Johnson Architects and Mecanoo Architects, OMA and Quinn Evans Architects, Patkua Architects and Ayer Saint Gross, REX and Davis Carter Scott Architects, Shalom Baranes and Davis Brody Bond, Skidmorw Owings & Merill, and Studios Architecture and The Freelon Group. With the library’s plumbing, HVAC and elevator systems in need of replacement, asbestos present throughout the building, and annual maintenance costs soaring to $5 million, the aging athenaeum demands some serious work. Library officials have given their chosen architects a few different options, from a simple update of the building’s ailing systems, to construction of two additional floors or a complete gutting the interior. Either way, the transformation is scheduled to wrap up by 2018.
In a unanimous vote today, the New York City Planning Commission approved Jamsestown Properties' plans for expansion at Chelsea Market with few modifications. The building was rezoned to be included in the Special West Chelsea District, thereby allowing developers to increase density after a significant contribution is made to the High Line. Much to the quite literal relief of High Line visitors, this likely means bathrooms will finally find their way to the southern section of the park. The latest designs by Studios Architecture set the massing of the Tenth Avenue addition back away from the park, which Planning Commissioner Amanda Burden expressed concern about during a review session. Jamestown Properties has also agreed provide funds and space for park amenities, like bathrooms, as well funds for affordable housing in Community Board 4 district. "While affordable housing bonuses are not normally associated with commercial buildings, there are special features of the West Chelsea district regulations which make this possible,"said Burden. "I believe this will be a great addition to the West Chelsea neighborhood," she continued. "The additional office space will serve what has become a destination for creative and technology industries, and this new development will provide critical amenities to the High Line." Nevertheless, community activists remain concerned about traffic and congestion from the park and resulting building boom. This was no secret to those attending CB4 meetings, but the controversy roared into the open with Jeremiah Moses' oped piece in Sunday's New York Times under the head, "Disney on the Hudson," which claimed "the park is destroying neighborhoods as it grows." The sound-off got a swift response from the many, including Friends of the High Line founders Joshua David and Mark Hammond who found Moses' claims "an unfortunate simplification of our past and current reality." The current reality for parks is a public/private financing model, thus David and Hammond's support for the Jamestown project and the resulting park amenities it provides. "This is clearly a deal between the Friends, City Planning, and Jamestown," said Save Chelsea's David Holowka. He noted that the majority of the massing will gravitate toward the park rather than the Ninth Avenue. Regardless of where the bulk will land, some will never be appeased with further expansion. "The amenities are cold comfort," said Andrew Berman of the Greenwich Village Society for Historic Preservation. "The development will increase traffic and congestion to an area that’s already busting at the seams." Berman added that the West Chelsea Special District already allows for substantial growth for many years to come. The measure will now go before City Council and speaker Christine Quinn, whose district includes the Chelsea Market. The expansion is considered by some to be a litmus test of where the mayoral candidate's loyalties lie, with the NIMBYs or the development community.
The National Building Museum's latest exhibit presents a new way to beat the summer heat—12 holes of mini-golf designed by prominent local architects, landscape architects, and developers. But if it’s windmills and castles you’re after, tee off elsewhere. While the course is a challenge, it offers an intriguing (and very engaging) look at Washington’s architectural history and future. The first hole, Take Back the Streets!, is presented by the American Society of Landscape Architects and was designed by students of the Virginia Tech Washington-Alexandria Architecture Center. The team built a segment of streetscape with dedicated transit and bike lanes, and players must aim through pedestrians and stormwater management swales that function as traps. OLIN and STUDIOS Architecture created a hole based on their Canal Park project, set to open this fall near the Washington Navy Yard. Putters can aim up a ramp and through suspended cubes that mimic the development's pavilions, and if that proves too difficult, around PVC pipes representing trees to a separate hole. Ball on the Mall by E/L Studio forces players to navigate the iconic cartography of the National Mall. The design team used a CNC mill to map streets and cut grooves through which the golf ball travels. (You can blame l'Enfant for not making par on this one.) Slightly more abstract is Grizform Design's Hole in 1s and 0s, a representation of a smart phone's inner workings. Walls of the very three-dimensional hole are covered with lights and wires and ramps running down either side. Each forking ramp is made up of laminated laser-cut wood. Choose the right ramp and it's an easy hole-in-one, choose the other and you may spend some time chasing after your ball. (Or take a mulligan; we won't tell!) Skidmore, Owings and Merrill, biggest name of the lot, presents a pixelated topography of the Potomac and Anacostia basins titled Confluence. The team overlayed an image of Pierre l'Enfant's masterplan for Washington with a recent satellite image, extruding the pixels according to the density of development. Feel up to the challenge of navigating Washington with a golf club? Visit the National Building Museum anytime from now through September 3. A round of mini-golf is $5 per person, $3 with Museum ticket or membership. And don't forget to vote for your favorite design!
Last night Community Board 4 voted not to support Jamestown Properties proposal to add 330,000 feet to the Chelsea Market building. The design morphed significantly from the initial multi-volume glass box approach introduced in 2010, to a steel-trussed cantilever form fronting Tenth Avenue shown late last year, to its current terracotta clad contextual approach. Throughout, Studios Architecture principal David Burns has presented plans before a resistant community who cherish the market and are suddenly overrun with High Line tourists. The much-maligned ULURP process that brought the proposal to CB4 has foes on both sides of the development fence. Community activists feel that their advisory role doesn’t have sharp enough teeth, while architects and developers feel it’s a bloated process that waters down planning and design. The extreme metamorphosis of the Chelsea project seems to be a poster child for the give and take approach. “The original purpose was to relate by contrast, as a foil, and now they’re not even doing that,” said architect and Save Chelsea board member David Holowka. The architect was referring to the Tenth Avenue section, where a cantilevered form jutted out over the old structure, with a large void separating the old market from the new addition on top. The exposed trussed structure formed a box that sat within a brise-soleil clad box facing the east. Though the trussed structural solution remains, Burns said that to address the community’s desire for further contextualization, the trusses will now be clad in terracotta, to cooperate with a warehouse building across Tenth Avenue. The intentionally disjointed gap between the two structures will now be enclosed in glass and brick detailing in an effort to ground the building, thus hiding engineering that allows the addition to metaphorically float free from the past. “We want to make sure there’s not false sense historicism,” said Burns. The use of terracotta would bring the color into coordination with the variegated brick below, without adding too much weight. Along Ninth Avenue, the composition remains much the same though a reduction in height allows widows of the new addition to align with those in the older building. But Holowka still found the efforts lacking. “No amount of design massaging will change what a zoning atrocity this is,” he said. As the High Line runs through Chelsea Market, the architect also called into question the zoning change will allow Jamestown to build within the footprint of the park. Even with the recent elimination of the hotel component, many voiced concern that the added pedestrian traffic will devastate an already congested area. Despite a strong turnout from Jamestown's tenants who testified that the company was a landlord who nurtured their small business, many in the community smelled something fishy. One noted that the new agreement would transfer the ground floor from 80 percent food vendors to 50 percent, the community board wants 60 percent. The board also wants offsite affordable housing to be provided within CB4 district. Still others thought the whole thing was a real estate sham. "Jamestown buys, builds, sells, leaves; that’s what they do," said resident Stephen Jobes. Caitlin Cahill, a professor of environmental psychology and urban studies at CUNY Grad Center was even more blunt. "It's so shady and so corrupt, it's not even subtle," she said. She urged to board to flat out halt the project--to no avail.
After a tumultuous first round, Jamestown Properties presented new plans for Chelsea Market by STUDIOS Architecture. Initial proposals took a beating in the local press and at community board meetings, sending the developer and architect back to regroup and redesign. Jamestown exec Michael Phillips told Chelsea Now that the team went on something of a listening tour with interested parties before finalizing the latest proposal. STUDIOS principal David Burns told AN that the "community feed back helped shape the design and we’re the better for it." Burns said that much of the new design focused on reconfiguring the massing with cues taken from nearby structures, like the old Nabisco building (now the market) as well as the High Line. Along Ninth Avenue, the new building wraps around the north side of the old building with blond brick facade and punched horizontal window openings, not unlike those found next door. The architecture holds its cards close, until Tenth Avenue where an impressive cantilevered form juts out over the old structure, with the huge negative gap separating the market from the new tower. "The space between the two buildings create a clean datum that breaks the old and the new, this openness celebrates this," said Burns. The gap also presents an opportunity for the surface beneath the new building, represented in the renderings with a grid of lights. The large exposed trusses hint at a complex tripod-like design where the elevator core acts as an anchor. Besides the trusses, the green-roofed set backs refer the High Line just below. The ULURP process will begin in earnest in January, with the building needing special zoning to be included in the West Chelsea Special District, which was created in 2005 to spur growth near the then-unrealized High Line. The developer hopes to persuade the community that the area can withstand another mixed-use hotel/office development and the traffic that comes with it. Some in the neighborhood feel the area is already at a traffic tipping point. "Nobody could have foreseen in 2005 the massive redevelopment that would take place," said Leslie Doyle of Save Chelsea. "We think the Chelsea Market was already redeveloped beautifully. It's a wonderful example of adaptive reuse, it doesn’t need to be redeveloped again."