EXECUTIVE SUMMARY
When Frank L. Blum Construction Company heard that First Presbyterian Church in Greensboro was considering a comprehensive renovation to the two buildings originally constructed on their site in 1930, we knew that this project was a perfect fit for our firm. Our company had been working with religious facilities in the Triad since it was founded in 1923. Since that time, we had completed more than 100 projects for these religious clients. We had also successfully completed more than 100 historic restoration projects during that time, many of which were in the religious facilities in which we had worked. The design team led by CJMW Architecture, Harbinson Architects, and SKA Consulting Engineers had all been long- time
partners. Senior Superintendent Mark Gill, the field supervisor proposed for this project, had personally completed a very similar renovation project for St. Paul’s Episcopal Church in Winston-Salem, NC earlier in his career. The right team was available, and that team clearly had the right experience to provide FPC Greensboro with an exceptional project that would help bring their dream to life.
Challenges arose as the project moved into the construction phase. Not the least of which was fitting the new elements into existing spaces. All of the mechanical systems in the buildings were replaced, including the original boilers in the subterranean mechanical room, which fed the entire church campus. The boilers were disassembled and removed (to great fanfare) through the original coal shaft on Green Street that was reopened as part of this project. Plumbing, mechanical, and electrical systems had to be fished through 80-year-old walls
First Presbyterian Church Main Entrance as seen from Fisher Park Circleand ceilings to deliver the comfort and efficiency of a twenty-first century building without detracting from the historic architectural detailing. New underground piping was installed through the courtyard to feed the adjacent buildings, which required a six-foot-deep trench through the middle of the courtyard for most of the project.
The work in the Sanctuary was, in many ways, the most unique work done on the project. Scaffolding was installed from floor to ceiling in the eighty-foottall space, allowing crews to remove, and ultimately reinstall, twelve 450-pound chandeliers that were restored and upgraded by artisans in Virginia. The ornately-painted wood ceiling was cleaned and restored to its former grandeur. Skilled plasterers and artists restored the hand-painted mural on the wall behind the chancel. The magnificent stained glass windows were cleaned. New audio-visual equipment was painstakingly installed to hide any wiring from view, and now provide a world-class experience for the congregation. The final product is a Sanctuary displaying historic items that are preserved in, restored to, and renovated from, their original state. Gill remarks, “I have worked on very few projects that incorporate elements of preservation, restoration, and renovation. This project for FPC Greensboro melded all three to produce a finished project that I believe to be oneof-a-kind in the Triad, and likely in North Carolina. New building components were seamlessly integrated within the historic structure to produce a twenty-first century building in a 1930 wrapper.”
PROJECT DESCRIPTION
Hobart Upjohn (1876-1949), a New York architect who gave North Carolina an extraordinary number of church and educational buildings, designed FPC Greensboro in 1927. He worked in a variety of historic styles, sometimes even a mixture of styles, according to his clients’ wishes and the context in which his buildings were intended.
For First Presbyterian, the Gothic Cathédrale SteCécile of Albi, France, provided Upjohn’s primary inspiration. Like the Albi cathedral, First Presbyterian is a dramatic, bold, yet graceful solid-brick structure. Among other striking architectural details, bell-bottomed towers flank the main entrance. Inside, the polychrome coffered and trussed ceiling gives the sanctuary an exotic quality. Large chandeliers overhead, glowing in multi-colored hues with stained glass and mica glazing, enhance the effect.
From the moment CJMW Architecture received a request for qualifications from First Presbyterian Church Greensboro for a comprehensive renovation, they were excited about the project. CJMW has completed renovations of numerous historic buildings and is very experienced in leading large, multi-disciplinary teams on what are inevitably complex projects. In addition, the firm’s extensive experience in performing arts design meant they had dealt with issues like lighting and acoustics in large halls, both old and new. In fact, principal-in-charge, Alan Moore, had recently completed the renovation of Memorial Hall, a 1930’s auditorium at the University of North Carolina at Chapel Hill, in which many similar issues – acoustics, updated engineering systems, adding onto a historic existing building – were addressed.
In approaching the retrofitting of any historic building, a design team has two basic options: modern interventions can either be hidden as much as possible, integrated into the fabric and aesthetic of the existing building; or they can be differentiated from the existing building, celebrated as separate and distinct as a way to contrast old and new.
The decision on which way to go often depends on the intended use of the building, as well as the culture of the client or building owner. The First Presbyterian Church Greensboro’s focus was on modernizing their facilities to match today’s operations and functions without losing the beauty and tradition of the historic space. In other words, the building needed to be relevant to family members, with space for young people and for new types of activities and events, but still needed to appeal to, and feel like home to, the existing and more traditional population.
So FPC Greensboro was clear – the end goal was to make anything new look as if it had always been a part of the original. The design team and Construction Manager, Frank L. Blum Construction Company, took this charge to heart. The team worked collaboratively, finding ways to make updates work within the building as unobtrusively as possible. “The tricky part is getting it all worked out without compromising any of the key components,” said Project Manager Kevin Jarrett, a CJMW Senior Associate.
To fill in gaps in terms of specific experience, Alan reached out to Jeff Harbinson of Harbinson Architects, a North Carolina native who specializes in the rehabilitation of historic
churches from the 1700s, 1800s and early 1900s. Jeff also had an interesting connection to the project – during his many years in New York City, he had worked on the rehabilitation of Trinity Church Wall Street, designed by Richard Upjohn, grandfather of First Presbyterian Church Greensboro’s architect, Hobart Upjohn. Jeff brought extensive knowledge and sensitivity to the historic building, as well as to the liturgical and operational needs of FPC Greensboro. The design team also included SKA Consulting Engineers who provided key input for the systems update, as well as an acoustician and theatre designers.
The deteriorating condition of the existing boiler, known as “Big John”, was the impetus for this project. The church needed a complete mechanical renovation and upgrade. Since this meant that the sanctuary and adjacent spaces would have to be unoccupied for a period of time, the leaders decided to renovate the original 1920s church complex, including the Gothic church building, undercroft, and attached, half- timbered Smith Building. Specific needs to be addressed included:
• A recognizable and welcoming main entrance on the Smith Building.
• A casual, multi-generational, welcoming space that would make the church more relevant and relatable.
• Improved lighting and acoustics in the sanctuary.
• Improved space for the music program.
• Upgrading clergy and support staff offices to make them more available and accessible to the membership.
A new entrance for the Smith Building
The main church building has a well-defined entrance. It sends a clear message about how the congregation should enter it on Sundays, for weddings and funerals, and for other church functions. That was not the case with the Smith Building. There were many doors into this building, but none suggested a public entrance or felt welcoming.
The location for a new main entrance was identified and decided upon. It would be located at the end of a wing extending out to Fisher Park Circle that is visible from two of the surrounding streets, convenient to guest parking, on the same side of the church complex as the main church entrance, and that faces the same direction. Between two octagonal brick towers on the corners, the first floor wall was opened and a large, slate-covered porch roof supported by large timber brackets, as well as, new wood and glass windows and doors were added. Parallel to the main church entrance and set between the towers, this entrance recalls the sanctuary’s entrance on a much smaller scale, yet it feels as if it is original to the building.
A multi-generational, relevant, welcoming space
New Solarium added to the Smith Building
The church wanted a comfortable, casual social hub of activity where members and visitors could meet outside of classrooms and official church functions. That space was found near the new main entrance in the Smith Building between the Renovated Meeting Space
library and the children’s reading room. From the entrance, members and visitors first enter a very traditional, somewhat formal parlor where historic photos and memorabilia fill cabinets along the walls. The reception desk appears beyond the parlor, along with a new coffee shop/bistro. The children’s reading room is off to the left. To the right, under vaulted ceilings, is the library, now equipped with open carols and Internet connection. Beyond the library, sunlight fills a solarium where a variety of activities take place
Improved lighting in Sanctuary
The rings are pierced with geometric shapes similar to the existing fixtures and filled with mica. To further blend the new elements with the old, we added finials and crenellations to the rings. Today, these rings of light provide up-lighting for the sanctuary’s beautiful ceiling and much more down-lighting for general illumination.
Upgrading and enlarging clergy and support staff space
The church’s clergy and support staff needed more office and meeting space than was available on the Smith Building’s second floor. To solve that problem, we moved the support staff into the previously unused undercroft so the clergy offices could be enlarged. To make sure the support staff didn’t feel as if they’d been relegated to a “basement,” we placed their offices and meeting spaces along the perimeter of the undercroft near windows. The undercroft area is detailed and finished to match, and in some cases exceed, the quality of the offices on the second floor.
UNIQUE CONTRIBUTION TO THE ECONOMIC GROWTH AND/OR VITALITY OF THE REGION OR COMMUNITY
Refurbished Sanctuary lighting
Rising almost ten-feet-tall from base to top, the sanctuary’s chandeliers are wonderful objects of complex geometry that complement the church’s Gothic architecture. Their metal surfaces have developed a rich patina over time. Pierced openings filled with stained glass and mica sparkle when the fixtures are illuminated. Large tassels dangle from the bottom of each chandelier.
These fixtures are unique and very special to the congregation. Unfortunately, they didn’t provide enough illumination for the sanctuary. In the 1980s, church leaders attempted to improve the level of light by adding four vertical elements around the perimeter of each fixture. This provided some additional down lighting but not enough to meet the current congregations’ requirements.
We removed those attachments and rebuilt and re-lamped the interior of each chandelier. Then we added a new ring of light to the lower half of each fixture, enclosed in a matching metal ring.
In FPC Greensboro’s faith tradition, there is a theology of place. It was inherited from their Jewish ancestors, to whom the land and the Temple were sacred spaces. Their Scottish/Celtic ancestors called them thin places, “where the boundary between heaven and earth is especially thin … where you can sense the divine more readily.” Their Sanctuary is such a space.
In the 1920s, the members had a peculiar idea to hire a noted Manhattan architect to build a Gothic cathedral in a small Southern city of 25,000. To add to the rarity, the architect, Hobart Upjohn, based his ideas on a 13th century cathedral in France, a fortress-like edifice that is one of the largest brick structures in the world and took two centuries to build. In 1929 it opened … a Greensboro cathedral where the exterior promises endurance and strength and the interior invites us to draw closer to God through the beautiful craftsmanship of many hands art, symbols, wood carvings, stained glass, handpainted stencils and ornate lanterns under a soaring, 80-foot ceiling.
This tall thin place is on the edge of downtown, in Greensboro’s first suburb, developed when Capt. Basil Fisher donated land for a park. It sits across Greene Street from Temple Emanuel’s original worship space, which was also designed by Upjohn. A Star of David, in one of First
Presbyterian Church’s stained glass windows, facing the Temple, is a symbol of the deep, century-long friendship between the congregations. From here, you can stroll to the new minor league baseball park, the Cultural Arts Center and Center City Park, and to the construction sites for the new Greensboro Performing Arts Center and the Carolyn and Maurice LeBauer City Park.
Greensboro’s downtown is in the midst of a renaissance, and the renovation, a 20-month, $15 million project, was part of it. The church feeds 150 homeless guests two nights a week, sponsors a job/life training ministry, educates dozens of preschool children, leases affordable space to Habitat for Humanity, houses Faith Action, a community ministry for new immigrants, runs a jobs ministry for unemployed or underemployed professionals, and is involved in a dozen other “missions.” Their campus isn’t just a place where these things happen. It is a place
First Presbyterian Church Sanctuary
where people are inspired to make them happen. Their experience is that you cannot segregate buildings from mission.
The way in which people in their congregation talk about this place, the tone in which they speak of the weddings, the baptisms, the funerals, the midnight Christmas Eve candlelight services, the bagpipes on Reformation Sunday, the organ’s deep tremor on Good Friday or the soaring of the Hallelujah Chorus on Easter, shows that their Sanctuary is a source of inspiration and a “thin place.”
Knowing that there is a lot more inspiration to come, the church undertook a year-long journey to strategize, plan, raise money, plan some more, and camp outside their walls so they could not just preserve this space, but also expand its possibilities:
Make it green. Replace the original wiring, plumbing and HVAC. Install lights that come on and go off depending on the activity in a room. Install systems that allow them to regulate heat and air by room or building, instead of the whole campus either on, off, or half-on/half-off.
Make it functional. Upgrade audio-visual technology. Install a hearing loop in the floor. Webcast the worship service. Add unobtrusive flat screens so people in the back can see. Increase the lighting.
Make it welcoming. Give people a place to start when they reach the campus – a welcome center/café/solarium/bookstore/coffee shop. Have a nearby spot for children. Comfortable chairs. Tables to work on. Things to read. A place to meet new minds.
Make it inspiring. Repair the stenciling. Refinish the pews. Wash the ceiling with oil soap and water. Restore the Sanctuary to its historic beauty.
When they began raising money for the project, their theme was, “So that we may do AMAZING things in the name of Christ.” What has been amazing for them is:
The commitment of their friends. Temple Emanuel allowed them to worship each Sunday in its former building. First Baptist hosted their large funerals. Canterbury Episcopal opened its chapel for Christmas Eve services. The Greensboro Grasshoppers loaned their stadium for an unforgettable, windy Easter Sunday celebration,
complete with the Sermon on the Mound.
The far-flung visitors. Among the people who have come to see the project are an architecture aficionado whose own home was designed by Upjohn and a busload of tourists from a seminary in South Korea who believe First Presbyterian Church sponsored missionaries to their village in the 19th century.
The sense of a future they cannot see. The day the Sanctuary was rededicated, an electrician brought his young son to the balcony and pointed out which chandeliers he had wired. It makes you wonder if someday this boy will bring his own children and show them their grandfather’s touch in this place.
In business, sometimes you have to take a leap in faith. In the faith business, sometimes you just take a leap. Six weeks after the Sanctuary opened in 1929, the market crashed and the Great Depression began. In the wake of the Panic of 2008, they decided to raise millions of dollars to renovate this space. And like those who came before them, they are amazed at what faith has inspired.
UNIQUE DESIGN OR INNOVATION ASPECTS OF THE PROJECT
Frank L. Blum Construction Company completed the comprehensive renovation of the historic Main and Smith Buildings for First Presbyterian Church Greensboro in time for the congregation to hold Christmas services on December 21, 2014. The project completely replaced the aging HVAC and electrical systems in the buildings, as well as repurposed all three floors of the Smith Building and the lower level of the Main Building.
Solutions were often worked out in large meetings, then double checked against the conditions existing in the building itself. For example, the building was not designed to have large ducts and air conditioning, so ways to accommodate the new systems within the aesthetic and physical framework of the existing building had to be devised. These varied from floor to floor and space to space. Most of the systems on the third floor could be tucked into the attic space above. Those on the first floor were either tucked into a crawl space or into a channel
carved out for that purpose. The second floor, with its tall arched windows, posed the largest challenge. Decorative cabinetry (replicas of 1920s radiator enclosures) hides those units placed under windows; a soffit in the hallway hides ductwork without compromising the beauty of the existing architecture.
The work in the Sanctuary was, in many ways, the most unique work done on the project. Scaffolding was installed from floor to ceiling in the eightyfoot-tall space, allowing crews to remove, and ultimately reinstall, twelve 450-pound chandeliers that were restored and upgraded by artisans in Virginia. The ornately-painted wood ceiling was cleaned and restored to its former grandeur. Skilled plasterers and artists restored the handpainted mural on the wall behind the chancel. The magnificent stained glass windows were cleaned. New audio-visual equipment was painstakingly installed to hide any wiring from view, and now provide a world-class experience for the congregation. The final product is a Sanctuary displaying historic items that are preserved in, restored to, and/or renovated from, their original state.
The more traditional and formal social spaces near the entrance transitioned to spaces with more casual, colorful furniture and fabrics. The design team was challenged to make these spaces as open and light-filled as possible. A small, window-lined addition was nestled into the building and spaces around it were reorganized and redesigned. The resulting solarium is a vibrant, upbeat space with fun and flexible furnishings that support a variety of activities. In the adjacent library, one person can work or two can collaborate face-to-face with the open carrels. A children’s room is populated with cool and colorful furniture in bright orange, blue and lime green. The coffee shop/bistro provides comfortable chairs in a relaxing environment.
In considering the interior design, especially, decisions had to be made in terms of what could be kept and what needed to be re-worked. CJMW interior designer Carol Wooley said, “We refinished wood floors where we could; some had to be replaced because they couldn’t be brought back into a functional condition.”
Construction challenges on the project or innovation in construction techniques or use of materials
Extensive scaffolding needed for restoration
During the construction phase, the entire team had to work quickly to come up with solutions as problems arose from unforeseen and c oncealed conditions. Asbestos abatement was an unexpected issue that required much attention to obtain the proper resolution and allow the project to progress. When suspicions that asbestos was present arose, the area could not be disturbed, so everyone had to be kept out of the area until a positive or negative result was confirmed.
Asbestos containing plaster, textured ceilings and thermal insulation had to be abated.
Another unforeseen issue included water. An extremely high water table made it impossible to cut the boiler room floor to install underground conduit and floor drains. A secondary concrete slab system was devised so the conduit could be installed on top of the existing floor slab.
During construction, all of the construction traffic and machinery continued while school programs, funerals, and special church services carried on
without interruption. This required constant communication and coordination with the entire design team, construction team and vendors. Tim Millisor, Director of Properties, was very involved in the project, provided team coordination, and offered invaluable solutions.
During the interior renovation, water intrusion was discovered high on the exterior walls near the roof intersection. Investigation of the roof leaks led to discovering severe deterioration of the cast-stone roof features. In some locations, the cast-stones were loose and ready to spall, creating a safety concern. Since the discovered conditions were not expected, plans were devised to repair, secure and remove some of the components until more extensive repairs could be made. A hidden scaffolding support system that could be used for future waterproofing projects that may be necessary was erected.
Portions of the components removed had to be saved so that molds could be fabricated to reproduce the original architecture. The most significant challenge to accomplishing the short term unexpected repairs was gaining access to investigate and perform work on the architectural cast-stone coping and turrets. The upper roof eaves are approximately 80 feet above grade, and the top of the tallest turrets extends up another 30 feet. Access was provided by erecting ladder type scaffolding around the entire building perimeter, up to the roof eave, and up and around all turrets.
The Smith building was equipped with a new fire protection sprinkler system. Though it was very difficult to install this new system in a historic building, it was an important design component. A complete fire alarm system was provided throughout all levels of the Sanctuary and Smith building. The main fire alarm panel was sized to monitor the entire campus with capability for future expansion.
Blum Construction and SKA contracted with Scott Richardson of Light Defines Form in Greensboro, to assist in providing the design of the entire sanctuary lighting system. The team worked with Richardson and Crenshaw Lighting to refurbish and upgrade the original sanctuary while maintaining the aesthetic integrity of the pendant lights. Crenshaw, a nationally known custom lighting manufacturer, is located in Floyd, Virginia, making it easy for the team and church representatives to tour the facility and make decisions right in the workshop. The new lamps
have an extended fixture life and will not need to be changed as often; replacement is quite a production requiring the use of hydraulic lifts.
Blum and SKA worked with David Greenberg, founder of Connecticut-based Creative Acoustics, to minimize mechanical system sound in the sanctuary. The team’s solutions exceeded Greenberg’s expectations by achieving a mechanical system with almost no perceivable sound.
The HVAC system included a new central utility plant with air handling units, fan coil units, and dedicated outdoor air units. New boilers and chillers were located in the existing boiler room; a new cooling tower was placed in the courtyard near the Life Center; and the heating system now serves Corl and Memorial buildings, while the cooling system is sized for future expansion.
The electrical system for the Main and Smith buildings was replaced in its entirety. The existing Corl and Memorial buildings’ service was resupplied from the new main switchboard. Provisions were made in electrical system sizing for service extension to future church expansion.
The many challenges of up-fitting a historic landmark building with new mechanical, electrical, plumbing, and fire protection/fire alarm systems included bringing some areas up to code, protecting key historic elements during construction, and getting equipment in and out through small access doors. Even removing the old boiler (which served the church well since 1928) required torch cutting into manageable pieces and hoisting them through a portal created for the process. The church dubbed the process a farewell party for “Big John”. By creating something new from something old, modern systems provide value through energy efficiency , and historic beauty shines more brightly through lights designed to reflect the past while celebrating the future.
PROJECT TEAM
Excellence in overall project management (client service, relations with all stakeholders, etc.)
Over the years, Frank L. Blum Construction Company has engaged in many restoration projects. Renovations
and repairs to historic buildings on areas like slate roofing, masonry, flashing, stucco, not to mention incorporating new elements into the existing features, require dedication and commitment. The team of FPC Greensboro, Blum, CJMW Architects, Harbinson Architects, and SKA Consulting Engineers met weekly to refine the design while keeping a close eye on the budget. The project had many challenges, including a historic, landmark building located downtown in a
Smith and Main Building Restoration
historic district, tight site and building interior, and many unknown conditions. The team’s vision consisted of planning for the future and being good stewards of a space that will be a part of the community for generations to come. Ultimately, the church gained a more energy efficient building, which over the years will save hundreds of thousands of dollars in operating expenses. As with any project of this scale and complexity, the planning effort during the preconstruction phase was absolutely critical. The project team met weekly for nearly a year to understand the intricacies of what the congregation was expecting out of this project, the functional goals of the building systems that would be replaced as part of the project, the areas that would be preserved versus restored, the desired interior and exterior aesthetics, and how all of these elements could be achieved without affecting an active campus and preschool. Mark Dunnagan, Blum’s vice president of project development, recalls, “Great projects are most often the result of a great team of people working together to achieve a common goal.” From the very first preconstruction meeting, it was evident that this was going to be the case at FPC Greensboro. From the church clergy and staff to the designers to the multiple committees that were involved in different aspects of the project, everyone had one goal … to honor those who had built this church and ensure that it would be a vibrant place to worship for generations to come. There were healthy discussions about expectations versus budgets, functionality, and life cycle costs. Elements were removed from the project, and others were incorporated. At the end of the process, the team produced a plan that the church was very happy with and met their budget expectations.
This project resulted in an enormous sense of pride throughout the entire Blum organization Those that were involved feel that they were part of something much larger than just a construction project. A landmark has been restored for the Greensboro community, and that landmark can be enjoyed for generations to come. Senior Project Manager Ricky Touchstone notes, “We have the opportunity to work on many iconic projects at Blum. Each of these iconic projects has its own set of challenges that their project teams must work through. This project was no different in that it had challenges that the team needed to overcome, but no other project that I have worked on in my career has been as rewarding or as much fun as the renovation of FPC Greensboro.” The entire Blum Construction organization wants to congratulate First Presbyterian Church Greensboro for committing to
and flawlessly executing this very special project. We are proud to have played a small part in helping you realize your dream.
Budget/schedule considerations (including preconstruction efforts, value engineering, etc.)
For nearly a century Frank L Blum Construction has been the first choice for the construction and renovation of religious facilities. We are proud to have successfully delivered some of the most complicated projects, on some of the tightest schedules, to some of the most exacting owners in the Triad. We pride ourselves on our ability to work with building committees and designers to provide proactive solutions throughout the preconstruction and construction phases of a project to ensure that all expectations are met, and that projects are delivered on time, under budget, and with a level of quality that is the hallmark of a Blum project. The possibility of working with First Presbyterian Church Greensboro on this project was of particular interest to us because many elements of the project aligned very closely with our past experiences.
Blum has constructed or renovated more ecclesiastical spaces in the Triad than any other contractor. We have worked in all forms of worship spaces, from sanctuaries to chapels to family life centers. What we have found is that each of these spaces is unique to that particular religious institution, and the key to successfully delivering these spaces is to understand the needs and desires of the congregants who will use them. This is done by listening carefully during preconstruction and comm unicating what was heard to insure that all parties are of like mind prior to starting construction.
The same personnel - Ricky Touchstone, Senior Project Manager and Mark Gill, Senior Superintendent – were committed to providing effective pre-construction services and would then roll seamlessly into the construction phase. Mark Dunnagan, the VP of Pre -construction Services, would supplement the efforts during preconstruction and assist in implementing our MAPSM Preconstruction Process.
Safety performance, including for all stakeholders: OSHA recordable or lost time incident statistics; including explanations for any disabling injuries or fatalities.
Blum employees worked a collective total of 20,781.5 hours, and there were no accidents reported on the First Presbyterian Church Greensboro Project. Prior to starting the renovation, temporary routing was created to allow for the safe evacuation of the children and staff from the adjacent buildings without going through the construction area. Several mock fire drills were held and were proven to be very successful.
“For the magnitude of the project and the scope of work I think we did extremely well! We were exposed to a wide variety of hazards from asbestos abatement to numerous fall hazards (scaffolds inside and out), silica exposure and a wide variety of other safety hazards. We were constantly working from ladders and using numerous types of equipment. I personally think the team did really well to hold things to a bare minimum.”
John Gardner, Safety Manager
Updated mechanical systems at First Presbyterian Church Greensboro
First Presbyterian Church Main Entrance
First Presbyterian Church Smith Building
Newly Renovated Office Space