Lancaster Central Market


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Ted Vedock, Hammel Associates Architects; Charlotte Katzenmoyer, City of Lancaster; Jessica Mailhot, Central Market Manager; Suzanne Stallings, City of Lancaster

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Lancaster Central Market

  2. 2. Introductions Suzanne Stallings, Historic Preservation Specialist, City of Lancaster Charlotte Katzenmoyer, Director of Public Works, City of Lancaster Theodore Vedock, Architect, Hammel Associates Architects Jessica Mailhot, Central Market Manager, Central Market Trust Professional photography by Allan Holm Photography
  3. 3. Presentation Outline Charlotte  History of the Lancaster Central Market  City of Lancaster ownership  Central Market Trust  Project Goals Ted  Project overview and scope of work  Design concepts  Preservation technologies Jessica  Operation of the Central Market  Electrical implementation and cost savings  HVAC and ventilation systems  Accommodations for visitors Ted  Stand holder interests  Phasing  Execution  What’s Next? Building Tour, 12:00 noon
  4. 4. History Land was dedicated to serve in perpetuity as a market in 1730 by Alexander Hamilton Current building designed by English Architect James Warner, and constructed in 1889 First important building in Lancaster designed in the Romanesque Revival style Existing “Market Bell” is original to the 1889 building In 2009, recognized as one of 10 Great Public Spaces in America by the American Planning Association
  5. 5. The City of Lancaster and Central Market Trust (CMT) Building is owned by the City of Lancaster who is responsible for physical condition of the Market The Central Market Trust, a non-profit corporation, was formed in 2006 to assume day to day management responsibilities of the Market CMT’s mission is to protect and operate the historic Central Market as a vibrant public market CMT responds to stand holder, consumer and community input on matters related to market operations
  6. 6. Master Planning City involved stakeholders and Central Market Master Planning Committee Three Goals  Ensure that Central Market has a guiding vision  Preserve Central Market as a unique asset of our community  Maintain Central Market’s Civic Role Ten Action Steps, including: Project Stake Holders  Create a proactive volunteer board for business Lancaster City Council City of Lancaster Department of operations: the Central Market Trust  Ensure long term preservation of the building Public Works  Enhance relationship of the Market House to the Lancaster County Planning Commission surrounding urban area  Enhance the community’s awareness of this civic State of PA Legislature Lancaster Chamber of Commerce gathering space & Industry Lancaster Central Market Standholders’ Association Downtown Investment District Friends of Central Market
  7. 7. Conditions Prior to 2010 – 2011 Rehabilitation Project Building materials and components in need of rehabilitation Existing mechanical systems were inefficient and reaching the end of their serviceable lives Poorly designed, difficult to maintain lighting Inadequate ventilation Inefficient use of Market floor
  8. 8. Stand Holder Needs Access to electrical and plumbing systems was not available at each stand Electrical system was unreliable. Billing for electric use was by an inequitable formula. Congested aisles discouraged visitors at peak times Outdated, difficult to maintain stands
  9. 9. Project Goals Rehabilitate deteriorated historic materials Restore original configurations where feasible Accommodate universal accessibility Increase rentable space on Market floor Upgrade building infrastructure Improve visitor experience Provide public restrooms Provide all stand holders with access to reliable utilities Encourage energy efficiency of stand holder equipment Restore building within limitations of current building code requirements
  10. 10. Project Funding Redevelopment Capital Assistance Program Grant Save America’s Treasures Grant Local public funds from the City of Lancaster and Lancaster County CMT private fundraising Campaign
  11. 11. Project Overview and Scope of Work Masonry rehabilitation Window and door rehabilitation Mechanical, plumbing and electrical system replacement Basement excavation and underpinning Elevator installation Restroom and mezzanine replacement Lighting replacement Sprinkler system installation
  12. 12. Design Concepts Conformance with the Secretary of the Interior Standards for Rehabilitation of Historic Structures All new elements should blend with the original materials and design features Restore use of floor space for market stands
  13. 13. Interior Lighting Over 500 incandescent lamps removed 40 high efficiency metal halide pendant downlights installed Minimal accent uplighting highlights building structure Surface mounted exterior lighting will be removed as part of 2012 streetscape project
  14. 14. Masonry Rehabilitation Custom blended hand made bricks Laboratory testing of historic mortars and bricks Over 16,000 bricks replaced Building fully repointed on three faces to remove inappropriate mortar installed in the 1970’s
  15. 15. Masonry Rehabilitation Selective repairs to rusticated brownstone masonry Fabrication of new brownstone to match original details
  16. 16. Masonry Rehabilitation Reconstruction of original exterior masonry openings Installation of brownstone slab steps and landings at south facade
  17. 17. Window and Door Rehabilitation O r i g i n a l w i n d o w s a n d d o o r s
  18. 18. Concrete Slab Trenching and Rehabilitation Existing concrete slab was laboratory tested to determine composition Custom blended concrete and aggregate to match existing slab New concrete was ground to expose aggregate and match adjacent, historic concrete
  19. 19. Basement Excavation Creation of a basement required excavation below the existing south west tower Extensive rock removal within the building required a variety of techniques
  20. 20. Market Stand Modification Numerous original market stands still in use Design prototypes developed based on historic stands Existing canopies reduced to comply with sprinkler code requirements Aisles widened to approximate original aisle
  21. 21. Systems Replacement System replacement to update systems currently at the end of their serviceable lives, including:  Electrical service and distribution system  Fire alarm and detection system  Plumbing systems  Heating and ventilating systems Sprinkler System was added for protection of the irreplaceable historic building Existing restrooms were replaced with universally accessible restrooms
  22. 22. Mechanical System Design Concepts New systems are located to restore usable space to the Market floor where possible Systems are designed to blend with the historic character of the building
  23. 23. Electrical System Replacement Removal of electrical room from Market floor New electrical service installed in new basement Each stand holder panel is individually metered 109 electrical panels located throughout Market All distribution is located below slab to minimize “clutter” of distribution systems Electrical savings of 15% - 30%, with seasonal variation
  24. 24. Plumbing System Replacement New systems are located to restore usable space to the Market floor where possible Systems are designed to blend with the historic character of the building
  25. 25. Heating System Replacement  Relocation of boiler into adjacent building to create Market floor space  Removal of existing HVAC equipment enclosures at south façade  Relocation of equipment into towers  Reconstruction of HVAC enclosures above entrance doors
  26. 26. Natural Ventilation System Enhancement Replacement of roof top exhaust fans with larger fans Increase size of exhaust fans in towers Installation of reversible ceiling fans Restoration of operable windows in 22 roof top dormers
  27. 27. Visitor Accommodations Universal accessibility, including installation of an elevator New mezzanine provides unique overlook of the Market New fully accessible restrooms Security grill permits access to restrooms and mezzanine while maintaining a secure Market
  28. 28. Stand Holder Interests Maintain an operational market on this site Maintain an operational market throughout construction Provide access to water and electricity at all stand locations Provide opportunities for branding and signage Improve customer experience Manage future costs
  29. 29. Project Pre - Planning CMT rented adjacent vacant café space for use as stand holder restrooms and break rooms Vacant market stands were retained prior to the project for use as relocation space Underutilized locations on the market floor were used for temporary locations for displaced stands Extensive 2-prong communication program
  30. 30. Phasing and Execution Designed to be completed in 13 phases to maintain market operations 3 week phases
  31. 31. Phasing and Execution Design of all trenching and systems accommodate phased installation Existing systems remained operational until new systems were complete Phased areas were isolated to control dust and dirt Construction activities were planned and executed to accommodate ongoing market activities
  32. 32. Phasing and Execution Market remained open to customers during all regularly scheduled days No stand holders were forced to close at any time during the project
  33. 33. What’s Next? Streetscape upgrades Replacement of existing exterior lighting with in-ground lighting Next capital campaign: “Raise the Roof!”
  34. 34. Thank You for your interest in the Lancaster Central Market.Please join us for a tour or visit on your own to see this historical landmark in person.