first_imgShare on FacebookShare on TwitterShare on LinkedinShare via Email Share via Shortlink 270 Park Avenue and Jamie Dimon and “Rampage” (Photo illustration by Lexi Pilgrim for The Real Deal)From the outside, the demolition of 270 Park Avenue will look like a painfully tame round of Jenga. Inside, crews will meticulously tear apart 60 years worth of history.JPMorgan Chase plans to knock down its Midtown East headquarters to make way for a new, 70-story office tower that will span an impressive 2.5 million square feet. The new building will be the first to take advantage of the district’s rezoning, which was approved in August and will allow for roughly 1 million more square feet than the current structure. The destruction of the current 52-story building is believed to be the world’s largest voluntary demolition — a feat made more impressive by the fact that it’ll take place in the heart of one of the densest office markets in the world.270 Park AvenueThe Real Deal spoke to a number of experts in demolition and interior construction to break down how JPMorgan will systematically remove a notable building from the congested skyline.As a rule, crowded urban areas don’t typically allow the use of explosives or wrecking balls to demolish a building. Recent implosions took place in roomier locales: The remaining parts of the old Kosciuszko Bridge were cleared away in a controlled explosion in October. In 2013, a 45-year-old, 11-story building on Governors Island was rapidly destroyed via explosives. Across the Hudson River in 2015, three rental buildings in Jersey City were dramatically imploded. But the demise of JPMorgan’s headquarters will be more subdued.“Whenever you mention demolition to anyone, they think you’re going to use dynamite or other explosives,” said Adam Stock, a project engineer for Howard I. Shapiro & Associates, a demolition consulting company. “It’s more about how you systematically deconstruct the building from the top down.”Chapter 33 of the city’s building code is a demolition contractor’s “bible,” said Luis Valderruten, a structural engineer with Breeze Demolition. The law spells out how to take apart a building piece-by-piece and the various precautions required along the way.First, the city’s building code requires owners to remove or contain harmful substances before demolition begins. Once that’s done, the building will be completely enclosed with netting to contain the site (scaffolding is also often used, but due to the Park Avenue tower’s height, a cocoon system is a more likely choice here). All windows will be removed, along with fixtures, skylights and doors. From there, floors are disassembled from the top down. Mini-excavators, along with handheld tools, are used to break up the concrete slabs. Contractors have also employed demolition robots to take on this role (AECOM Tishman did it at 30 Hudson Yards) but the technology remains a rare feature of jobs in the city. Acetylene torches are used to cut apart steel beams and framing, and structural columns — which are the last to be removed — will be broken into smaller pieces.“It’s a reversal of building a building,” said Borys Hayda, managing principal at DeSimone Consulting Engineers. “It’s a detailed process. It’s not just let’s get some hammers and start ripping it apart.”Debris is removed from the floors using chutes, hoists or cranes, as well as carts and dumpsters, experts said. Because storage of the crane will likely prove problematic for long stretches of time, the contractor will likely try to remove as much debris without one. The building code specifically states that structural material should not be “thrown or dropped from the building” and leaves the removal method up to contractors and/or structural engineers.The Singer Building“The building code gives you several options,” Valderruten noted. “There are many ways to skin a cat.”Stock said it takes about a week to take apart each floor, though contractors will probably aim to work at a faster pace. So, for the Park Avenue tower, it’ll likely take roughly a year for the building to disappear.Until now, the tallest building in the world to ever intentionally be razed was the Singer Building, a 612-foot tall tower constructed in 1908, according to the Council on Tall Buildings and Urban Habitat. It was taken down in 1968 to make way for One Liberty Plaza. The second-largest building to be dismantled in New York City was the former Deutsche Bank Building at 130 Liberty Street. That demolition faced a series of delays over the course of six years and cost $160 million, according to the New York Times. The project was stalled in 2007 by a fire that killed two firefighters. The incident inspired a rule change, in which standpipes and fire safety systems must be maintained during demolition.Other considerations in the case of the Park Avenue tower will be its proximity to the Metro-North rails and the removal of harmful materials, such as asbestos. A 1957 New York Times story about the tower’s construction notes that the workers were “ankle-close” to the third rails and that to insulate the tower from the train’s vibrations, asbestos-lead mats were used at the base of the supporting columns in the foundations.Andrew Gray, a spokesperson for JPMorgan, indicated that the bank has not yet hired a company for the demolition work nor a general contractor to handle the new tower’s construction. He declined to discuss the demolition further. Construction is expected to begin in 2019 and take roughly five years. During demolition and construction, many of JPMorgan’s New York employees will work out of L&L Holding Company’s 390 Madison Avenue. The bank just inked a lease for nearly 440,000 square feet at the building.270 Park AvenueJPMorgan completed a renovation of 270 Park Avenue in 2011, boasting at the time that the revamp was the largest to achieve LEED Platinum status. Some critics have noted that the company’s energy-saving pedigree is sullied by its decision to scrap a building it so recently gut-renovated. It’s unclear if the company plans to recycle materials from the tower. Hayda said it’s likely that the company will at least recycle the steel and concrete.“The thing is, putting it in a landfill costs money, so if you can reuse it, sell it or give it to someone for free, you’re still coming out ahead,” he said.Gordon Bunshaft and Natalie de Blois of Skidmore Owings & Merrill designed the tower, which was completed in 1961 and was then known as the Union Carbide Building. In a 1960 review, New York Times critic Ada Louise Huxtable called the tower “strikingly masculine,” an “impressive” but less-attractive presence in the district when compared to neighbors like the Lever House or the Seagram Building. Those two buildings attained landmark status, but the Union Carbide — along with a few other post-war buildings in Midtown East — remain vulnerable to the (figurative) wrecking ball. Share via Shortlinkcenter_img Tags270 parkCommercial Real EstateJPMorgan Chaselast_img read more

first_img Email Address* Full Name* Message* 15 West 47th Street, 48 West 48th Street and 151 West 46th Street (Google Maps, Getty)Like most retailers, merchants in Midtown Manhattan’s Diamond District have had to grapple with the impact of the pandemic over the past year. But gem deals are still getting done — to the tune of $400 million per day, according to a Bloomberg News estimate from last summer.It’s not just jewels that are trading hands in the neighborhood. In December, the ELO Organization closed on its $110 million acquisition of the Chetrit family’s 15 West 47th Street, an 18-story, 130,000-square-foot office building that went into contract shortly before the pandemic.At the same time, ELO closed on $141 million in CMBS debt from Citi Real Estate Funding, not only to finance the acquisition but also to refinance two nearby properties: the 140,000-square-foot 48 West 48th Street, and the 66,000-square-foot 151 West 46th Street, both of which the firm has owned since 2001.Documents associated with the securitization provide an inside look at a cross-section of the District’s roughly 2,600 independent jewelry businesses, whose ties to New York real estate sometimes extend well beyond the leases they sign.As of November, the three properties were 95 percent leased to 242 office tenants and 48 retail tenants, most of which are “jewelry-related tenants, such as vendors, appraisers, and repairmen, which traditionally sign short-term lease agreements with minimal to no concession packages,” according to an S&P rating report.Most of the jewelry tenants occupy suites with sizes ranging from 100 to 5,100 square feet. The newly acquired property at 15 West 47th Street features an 8,700-square-foot “open-floor jewelry exchange” on the ground floor with 34 individual booths of 250 square feet each, subject to a master lease that extends through 2049.Given the small size of most individual jewlers, the top of the portfolio’s rent roll is dominated by restaurants. The tenant that pays the most is Cuban bar and restaurant Havana Central, which has been at 151 West 46th Street since 2004. The second biggest tenant is 24-hour fast-casual eatery Delis 48, at 48 West 48th Street.Read moreELO to buy Chetrit family Diamond District building for $115MExtell sues Diamond District neighbor over lot line disputeExtell makes its Diamond District hotel officialApril 2018 issue: How the global diamond trade shaped New York’s skyline At the beginning of the pandemic, ELO offered tenants at the 46th and 48th Street properties one or two months of rent concessions on a case-by-case basis, which were not required to be repaid. Tenants at the 47th Street property, which was still owned by the previous landlords at the time, were offered rent deferrals that had to be paid back.Rent collections in the portfolio dropped to 79 percent last March and bottomed out at 15 percent in April, but have since rebounded to above 100 percent (which includes repayment of back rent) as of November. The buildings are open and operating in accordance with city guidelines, according to S&P.Headed by Jack Elo, the ELO Organization has also been an active buyer elsewhere in Manhattan, having acquired two Garment District buildings for $37.3 million in 2016.A few doors down from the firm’s latest acquisition, ELO is currently involved in a legal dispute with Extell Development over that firm’s plans to build a 534-key hotel at 32 West 48th Street. Gary Barnett’s firm alleges that ELO has interfered with the development in an effort to preserve its “illegal lot line windows” at 29 West 47th Street.Contact Kevin Sun Share on FacebookShare on TwitterShare on LinkedinShare via Email Share via Shortlink Commercial Real Estatediamond districtELO OrganizationTRD Insights Share via Shortlink Tagslast_img read more

first_imgRecent detailed mapping, section logging and an improved understanding of the geological evolution of the Antarctic Peninsula provide a robust framework for an improved lithostratigraphic subdivision of the Latady Basin, eastern Ellsworth Land. Within the Latady Basin we recognize two main groups: Ellsworth Land Volcanic Group and Latady Group. The focus of this paper is the Latady Group, which is formally subdivided into five formations: Anderson Formation, Witte Formation, Hauberg Mountains Formation, Cape Zumberge Formation and Nordsim Formation. Middle Jurassic, shallow marine deposits of the Anderson Formation are overlain by quiet anoxic deposits assigned to the Witte Formation. The start of the Late Jurassic is marked by the deposition of higher energy deposits of the Hauberg Mountains Formation, subdivided into three members (Long Ridge, Mount Hirman and Novocin members) that reflect varying lithological and environmental characteristics. Thermal subsidence during the latest Jurassic led to deposition of the basinal Cape Zumberge Formation, while uplift of an active continental arc along the Antarctic Peninsula led to deposition of the terrestrial Nordsim Formation in the latest Jurassic to earliest Cretaceous. The evolution of the Latady Basin reflects early extension during Gondwana break-up, from the Early Jurassic to earliest Cretaceous, and is consistent with a shift in the underlying forces driving extension in the Weddell Sea area from intracontinental rifting related to a mantle plume, to active margin forces in response to subduction.last_img read more

first_imgThe effect of spatial variations in ice thickness, accumulation rate and lateral flow divergence on radar-detected isochrone geometry in ice sheets is computed using an analytical method, under assumptions of a steady-state ice-sheet geometry, a steady-state accumulation pattern and a horizontally uniform velocity shape function. By using a new coordinate transform, we show that the slope of the isochrones (with a normalized vertical coordinate) depends on three terms: a principal term which determines the sign of the slope, and two scale factors which can modify only the amplitude of the slope. The principal term depends only on a local characteristic time (ice thickness divided by accumulation rate minus melting rate) between the initial and final positions of the ice particle. For plug flow, only the initial and final values have an influence. Further applications are a demonstration of how the vertical velocity profile can be deduced from sharp changes in isochrone slopes induced by abrupt steps in bedrock or mass balance along the ice flow. We also demonstrate ways the new coordinate system may be used to test the accuracy of numerical flow models.last_img read more

first_imgThe Antarctic limpet, Nacella concinna, exhibits the classical heat shock response, with up-regulation of duplicated forms of the inducible heat shock protein 70 (HSP70) gene in response to experimental manipulation of seawater temperatures. However, this response only occurs in the laboratory at temperatures well in excess of any experienced in the field. Subsequent environmental sampling of inter-tidal animals also showed up-regulation of these genes, but at temperature thresholds much lower than those required to elicit a response in the laboratory. It was hypothesised that this was a reflection of the complexity of the stresses encountered in the inter-tidal region. Here, we describe a further series of experiments comprising both laboratory manipulation and environmental sampling of N. concinna. We investigate the expression of HSP70 gene family members (HSP70A, HSP70B, GRP78 and HSC70) in response to a further suite of environmental stressors: seasonal and experimental cold, freshwater, desiccation, chronic heat and periodic emersion. Lowered temperatures (-1.9A degrees C and -1.6A degrees C), generally produced a down-regulation of all HSP70 family members, with some up-regulation of HSC70 when emerging from the winter period and increasing sea temperatures. There was no significant response to freshwater immersion. In response to acute and chronic heat treatments plus simulated tidal cycles, the data showed a clear pattern. HSP70A showed a strong but very short-term response to heat whilst the duplicated HSP70B also showed heat to be a trigger, but had a more sustained response to complex stresses. GRP78 expression indicates that it was acting as a generalised stress response under the experimental conditions described here. HSC70 was the major chaperone invoked in response to long-term stresses of varying types. These results provide intriguing clues not only to the complexity of HSP70 gene expression in response to environmental change but also insights into the stress response of a non-model species.last_img read more

first_imgThe process of organismal freezing in the Antarctic limpet, Nacelle concinna, is complicated by molluscan biology. Internal ice formation is, in particular, mediated by two factors: (a) the provision of an inoculative target for ice formation in the exposed mucus-secreting foot; and (b) osmoconformity to the marine environment. With regard to the first, direct observations of the independent freezing of pedal mucus support the hypothesis that internal ice formation is delayed by the mucal film. As to the second, ice nucleation parametrics of organismal tissue (head, midgut, gonad, foot) and mucus in both inter- and subtidal populations were characterized by high melting points (range = -4.61 to -6.29 degrees C), with only c.50% of a given sample osmotically active. At this stage it would be premature to ascribe a cryo-adaptive function to the mucus as the protective effects are more readily attributed to the physical properties of the secretion (i.e. viscosity) and their corresponding effects on the rate of heat transfer. As it is difficult to thermally distinguish between the freezing of mucus and the rest of the animal, the question as to whether it is tolerant of internal as well as external ice formation remains problematic, although it may be well suited to the osmotic stresses of organismal freezing. (C) 2010 Elsevier Inc. All rights reserved.last_img read more

first_imgA combination of scientific, economic, technological and policy drivers is behind a recent upsurge in the use of marine autonomous systems (and accompanying miniaturized sensors) for environmental mapping and monitoring. Increased spatial–temporal resolution and coverage of data, at reduced cost, is particularly vital for effective spatial management of highly dynamic and heterogeneous shelf environments. This proof-of-concept study involves integration of a novel combination of sensors onto buoyancy-driven submarine gliders, in order to assess their suitability for ecosystem monitoring in shelf waters at a variety of trophic levels. Two shallow-water Slocum gliders were equipped with CTD and fluorometer to measure physical properties and chlorophyll, respectively. One glider was also equipped with a single-frequency echosounder to collect information on zooplankton and fish distribution. The other glider carried a Passive Acoustic Monitoring system to detect and record cetacean vocalizations, and a passive sampler to detect chemical contaminants in the water column. The two gliders were deployed together off southwest UK in autumn 2013, and targeted a known tidal-mixing front west of the Isles of Scilly. The gliders’ mission took about 40 days, with each glider travelling distances of >1000 km and undertaking >2500 dives to depths of up to 100 m. Controlling glider flight and alignment of the two glider trajectories proved to be particularly challenging due to strong tidal flows. However, the gliders continued to collect data in poor weather when an accompanying research vessel was unable to operate. In addition, all glider sensors generated useful data, with particularly interesting initial results relating to subsurface chlorophyll maxima and numerous fish/cetacean detections within the water column. The broader implications of this study for marine ecosystem monitoring with submarine gliders are discussed.last_img read more

first_imgAntarctica is an ice-dominated continent and all its terrestrial and freshwater habitats are fragmented, which leads to genetic divergence and, eventually, speciation. Acutuncus antarcticus is the most common Antarctic tardigrade and its cryptobiotic capabilities, small size and parthenogenetic reproduction present a high potential for dispersal and colonisation. Morphological (light and electron microscopy, karyology) and molecular (18S rRNA and cytochrome c oxidase subunit I (COI) genes) analyses on seven populations of A. antarcticus elucidated the genetic diversity and distribution of this species. All analysed populations were morphologically indistinguishable and made up of diploid females. All specimens presented the same 18S rRNA sequence. In contrast, COI analysis showed higher variability, with most Victoria Land populations presenting up to five different haplotypes. Genetic distances between Victoria Land specimens and those found elsewhere in Antarctica were low, while distances between Dronning Maud Land and specimens from elsewhere were high. Our analyses show that A. antarcticus can still be considered a pan-Antarctic species, although the moderately high genetic diversity within Victoria Land indicates the potential for speciation events. Regions of Victoria Land are considered to have been possible refugia during the last glacial maximum and a current biodiversity hotspot, which the populations of A. antarcticus mirror with a higher diversity than in other regions of Antarctica.last_img read more

first_imgThe Copernicus Marine Environment Monitoring Service (CMEMS) provides regular and systematic reference information on the physical and biogeochemical ocean and sea-ice state for the global ocean and the European regional seas. CMEMS serves a wide range of users (more than 15,000 users are now registered to the service) and applications. Observations are a fundamental pillar of the CMEMS value-added chain that goes from observation to information and users. Observations are used by CMEMS Thematic Assembly Centres (TACs) to derive high-level data products and by CMEMS Monitoring and Forecasting Centres (MFCs) to validate and constrain their global and regional ocean analysis and forecasting systems. This paper presents an overview of CMEMS, its evolution, and how the value of in situ and satellite observations is increased through the generation of high-level products ready to be used by downstream applications and services. The complementary nature of satellite and in situ observations is highlighted. Long-term perspectives for the development of CMEMS are described and implications for the evolution of the in situ and satellite observing systems are outlined. Results from Observing System Evaluations (OSEs) and Observing System Simulation Experiments (OSSEs) illustrate the high dependencies of CMEMS systems on observations. Finally future CMEMS requirements for both satellite and in situ observations are detailed.last_img read more

first_img Brad James Written by Tags: Big Sky Football Kickoff/Idaho/Montana/Montana State/Northern Arizona/Preseason Polls/SUU Football/Weber State Football FacebookTwitterLinkedInEmailSPOKANE, Wash.-Monday, as the Big Sky Conference’s football kickoff commenced, Weber State found itself as a media darling off the heels of a historic season in 2017.Media from Big Sky Conference markets have selected Weber State to finish second in the preseason conference polls.This is the Wildcats’ highest preseason selection since 2009 when they were also slated to finish second after winning the Big Sky in 2008.The Wildcats picked up three first-place votes and netted 124 points in the coaches poll as well as 19 first-place votes in the media poll.Eastern Washington was selected as a unanimous favorite to win the Big Sky in both the coaches and media polls.The Eagles netted six first-place votes in the coaches poll and 27 in the media poll.Southern Utah was selected to place sixth in the conference by both the coaches and media.The Thunderbirds have defied expectations in the past, however, as they won the Big Sky title in 2015 despite being selected to finish eighth in both polls that season.Additionally, SUU was picked to finish seventh in both polls in 2017 and claimed another conference title.Northern Arizona was slated to finish third, while FCS newcomer Idaho was picked to finish fourth overall and Sacramento State was selected to finish fifth.Montana and Montana State rounded out the polls as the Grizzlies and Bobcats were picked to finish sixth and seventh, respectively. July 16, 2018 /Sports News – Local Weber State Picked Second, SUU Sixth, in Big Sky Conference Preseason Polllast_img read more