request for proposals - lancaster city alliance · request for proposals (rfp): queen street...

Request for Proposals (RFP): Queen Street Gateway Center Redevelopment, City of Lancaster, Pennsylvania

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Lancaster City Alliance

Request for Proposals

South Queen Street Gateway Center Redevelopment City of Lancaster, Pennsylvania

Release Date: March 1, 2016


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Table of Contents

Section One – Overview of Development Opportunity ................................................................................................ 3

1.01 Invitation .................................................................................................................................................................... 4

1.02 Vision .......................................................................................................................................................................... 5

1.03 Description of Properties ........................................................................................................................................... 7

1.04 Potential Financing Resources.................................................................................................................................. 15

Section Two – History and Context ........................................................................................................................... 16

2.01 About the City of Lancaster ...................................................................................................................................... 16

2.02 State of the City ........................................................................................................................................................ 17

2.03 Building on Strength: Economic Development Strategic Plan for the City of Lancaster .......................................... 17

2.04 Convention Sports & Leisure Market Study ............................................................................................................. 18

Section Three – Submission Instructions & Information ............................................................................................ 19

3.01 Desired Qualifications .............................................................................................................................................. 19

3.02 Timeline .................................................................................................................................................................... 19

3.03 Submission Requirements ........................................................................................................................................ 20

3.04 Contact Information ................................................................................................................................................. 20

3.05 LCA Not Responsible for Preparation Costs ............................................................................................................. 20

Section Four – Selection Criteria & Process ............................................................................................................... 20

4.01 Selection Criteria ...................................................................................................................................................... 20

4.02 Interviews ................................................................................................................................................................. 21

4.03 Developer Agreements ............................................................................................................................................. 21

Section Five – About Lancaster City Alliance ............................................................................................................. 21

Exhibits A – D........................................................................................................................................................... 22

Exhibit A – Map of Site Context ..................................................................................................................

Exhibit B – Site Assessment Information .....................................................................................................

Exhibit C – 100 S. Queen Street Floor Plans .................................................................................................

Exhibit D – Swan Hotel Site Historical Information and Survey ....................................................................


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Section One Overview of Development Opportunity

Downtown Lancaster, PA


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S. Queen Street toward Downtown S. Queen Street/ Vine Street Intersection looking South

1.01 Invitation

Lancaster City Alliance (LCA), in partnership with the City of Lancaster, Pennsylvania, Lancaster County Convention

Center Authority and LNP Media Group, Inc. (Property Owners), is inviting development teams with experience in

urban mixed-use real estate development to submit proposals for the redevelopment of three major properties at a

key intersection in Downtown Lancaster, Pennsylvania. At the southern edge of a our vibrant Downtown Center and

adjacent to our six-year old convention center and Marriott Hotel, LCA and the Property Owners see this as a unique

opportunity to create a catalytic redevelopment project to support and expand our growing city core, augment the

Convention Center development and serve to create a connection from Downtown to the southern half of the City.

LCA will manage the RFP process on behalf of the Property Owners.

Lancaster City is proud of its rich architectural heritage while welcoming complementary yet new and innovative

thinking as the City continues to evolve. The sites under consideration offer both adaptive reuse opportunities of

significant historic structures and a rare opportunity to develop a catalytic new construction project in a very dense

urban environment.

Development proposals will be considered for each property individually, but development interests are encouraged to

consider all properties together as one comprehensive project - even if phased.


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1.02 Vision

Current Sites Vision


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The intersection of Queen Street and Vine Street as well as the 100 block of South Queen Street has long been considered a great opportunity to bridge the gap between the Downtown Core and the southern half of Lancaster City. Queen Street serves as the main north corridor through the City and thus is the gateway into Downtown.

The northeast corner of the important intersection of Queen and Vine Streets is anchored by the Lancaster County Convention Center and Lancaster Marriott at Penn Square. Approaching seven years old, this convention center boasts 94,000 SF of meeting space and a 300 room flagship hotel. Recently a 105 room addition to the hotel has been announced. Sharing this corner is the former home of abolishionist and Lancaster native, Thaddeus Stevens, and his Kleiss Tavern. Recently the facades were beautifully restored as well as over 100,000 compelling pieces of archeological evidence unearthed, many pointing to possible Underground Railroad activity. Under the direction of LancasterHistory.org, by the year 2020, this important anchor of Lancaster and national history will be completely transformed and open to the public. Three major sites occupy the remaining corners and all have recently become available for redevelopment creating a unique and exciting opportunity for the City and the appropriate development team(s). While each site is owned separately, the owners share the same vision for this critical section of Downtown and the City; a vibrant mixed-use development with active first floor uses are key in the goal of expanding Downtown to the south.

With the recent availability of the former production facility owned by LNP Media Group, Inc., there is a unique opportunity for larger scale catalytic development on a site that could accommodate any number of uses as outlined in the City’s Economic Development Strategy (see section 2.03). This could include a hotel and additional meeting space to complement the Lancaster County Convention Center as well as office uses and/or residential. This site also enjoys several historic buildings with rich character that offer unique opportunities. The newer printer facility is of a solid foundation that could support several stories of redevelopment. This site also includes an open lot prime for additional new construction.

The Southern Market Center, owned by the City of Lancaster, is a historic gem that while divided into several office uses over the last decades presents a great opportunity to be brought back to its original “open plan.” Formally a public market, this building could accommodate exciting uses including entertainment, retail, restaurant and offices. Ideally the first floor would be activated with retail, restaurant or other public uses.

The Lancaster County Convention Center Authority (LCCCA) owns the long vacant historic Swan Hotel with adjacent parking lot and carriage house. The first floor of the Swan Hotel has long been envisioned as a restaurant and the parking lot is ideal for new infill construction that could also incorporate the upper floors of the Swan and the carriage house.

Lancaster County Convention Center Thaddeus Stevens Home/Kleiss Tavern


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1.03 Description of Properties

All properties are located in the CB1 – Central Business Core District, as defined in the Lancaster City Zoning

Ordinance. Further information concerning the zoning of the Property can be obtained from the City of Lancaster

Zoning Officer at (717) 291-4736. Further information related to land development issues can be obtained from

the City of Lancaster’s Planning Office (717) 291-4759.

Parking is not a requirement in the Central Business District, but it is suggested that parking considerations in

support of any proposed development be incorporated into the response. Additional information regarding

the state of parking in Downtown Lancaster can be found at the Lancaster Parking Authority’s website at

http://www.lancasterparkingauthority.com/white-paper-the-state-of-parking-in-lancaster-city/.

All properties are located in the City’s Heritage Conservation District. Additional information regarding the

Heritage Conservation District can be obtained at www.cityoflancasterpa.com/heritage-conservation-district/ or

by contacting the City’s Historic Preservation Specialist at (717) 291-4726.

All properties are located in the City’s Downtown Investment District. Additional information regarding the

Downtown Investment District can be obtained at www.lancastercityalliance.org/community-resources/lancaster-

downtown-investment-district-authority-did/ or by contacting Mr. Marshall Snively at the Lancaster City Alliance

office at (717) 394-0783.

All properties are subject to the City of Lancaster’s Stormwater Management requirements. Additional

information regarding Stormwater Management and the City’s Green Infrastructure goals can be found at

www.cityoflancasterpa.com/government/stormwater

See Exhibit B for assessment information for each property

http://www.lancasterparkingauthority.com/white-paper-the-state-of-parking-in-lancaster-city/

http://www.lancastercityalliance.org/community-resources/lancaster-downtown-investment-district-authority-did/

http://www.lancastercityalliance.org/community-resources/lancaster-downtown-investment-district-authority-did/

http://www.cityoflancasterpa.com/government/stormwater


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Site A – LNP Media Group, Inc. Site

Ownership: LNP Media Group, Inc.

Description: Until recently, this site was the printing facility for LNP (the Lancaster daily newspaper). The site is

comprised of four structures. Three of the structures are of some historic significance; the Jasper Yeates House, the

VonderSmith Building, and the original printing press/warehouse. The fourth structure on the parcel was the new

printing and production facility built in the early 1980s. While of varying historic significance, these buildings all offer

large floor plates, significant ceiling heights, and solid foundations and structure, making them ideal for adaptive reuse

with several additional floors. The site also includes a large 30,400 SF area that serviced the loading docks and is ideal

for new construction.

This site is adjacent to a 755 space parking garage under the same ownership and directly across the street from the

exhibit floor of the Lancaster County Convention Center. This offers a great opportunity for complementary meeting

space and/or additional hotel rooms as part of a mixed use project.

Lot Size: Total lot Size is approximately 70,000SF (1.61 acres) and includes 4 structures and a 30,400 SF

loading area at the NW corner of Queen and Vine Streets.


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Structure A: Production Building (17 West Vine Street)

Year Built: 1981

Building Footprint: 178FT x 157FT = 27,946 SF

Building Total Ft: 62,176 SF

Levels: 2

Current Uses: Vacant/Woodworking Fabrication Studio/Newseum


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Structure B: Yeates House (24 S. Queen Street)

Year Built: 1700’s

Building Footprint: 2,552 SF

Building Total SF: 7,805 SF

Levels: 5 including Basement & Attic:

Basement - 1,195 SF

1s - 2,552 SF

2n - 2021 SF

3rd - 1,157 SF

Attic - 1,200 SF

Current Uses: Office

Structure C: Old Press Building (24 S. Queen Street)

Year Built: 1952



Levels: 3 plus a Mezzanine

Current Uses: Office/Vacant


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Structure D: VonderSmith (17 W. Vine Street)

Year Built: pre-1952



Levels: 2

Current Uses: Vacant

Property Value/Purchase Considerations

The LNP Media sites will consider proposals for one to all of the sites. Structures A/D are currently assessed at

$1,136,800 and Structures B/C are assessed at $231,500. The total assessment for all properties is $1,368,300.

The property owners continue to be interested in several uses for this property including but not limited to housing,

hotel, office, makers/fabrication space and retail. Ownership is also evaluating the surrounding properties and uses

(not in the RFP) under their ownership on this block that may provide additional opportunities for redevelopment of

this property. With that said, LNP Media will entertain offers of purchase, but would prefer to remain engaged in a

compelling development scenario.

Additional Information including construction drawings for Structure A may be obtained by contacting:

Joe Donaldson, Director Facilities and Property Management

Steinman Communications

717.291.8706

[email protected]


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Site B – Southern Market Center (100 South Queen Street)

Ownership: City of Lancaster

Description: Built in 1888 in the Queen Anne Style, this building displays ornamental terra cotta and decorative

brickwork, and is anchored by two pyramidal towers. The building was designed by Lancaster architect C. Emlen Urban.

It closed as a market in 1986 and after significant interior alterations was adapted to office uses including the Chamber

of Commerce. Until recently, the building also housed several City of Lancaster departments and was the home of City

Council Chambers.

Year Built: 1888

Total Site area: .52 acres includes 13 parking spaces


Building Total SF: 44,258 SF above grade (33,596 considered leasable)

Levels: Basement - 4,470 SF

1s – 20,944 SF

2n – 20,944 SF

3rd – 2,370 SF

Current Uses: Office/Vacant


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Property Value/Price Considerations

100 S. Queen Street is currently assessed at $836,900 and the City of Lancaster’s asking price is $1,200,000. Please

note that while the property is owned by the City of Lancaster, the property will be transferred to the City’s

Redevelopment Authority for sale to the selected Development Team. The City of Lancaster is not interested in equity

partnerships and prefers to sell only.

See Exhibit C for available floor plans

Site C – Swan Hotel Site (see Exhibit C)

Ownership: Lancaster County Convention Center Authority

Description: Located directly across the street from the 6 year old Lancaster County Convention Center and

beautifully restored facades of Thaddeus Stevens’ and Lydia Hamilton’s homes, the Swan was constructed as a private

hospital and tavern in 1824 by Dr. Clarkson Freeman who lived next door. By the 1840s, the individual rooms made for

an easy conversion of the building into a hotel and tavern. It remained in use as a bar until 1995. The building has been

vacant since awaiting the right redevelopment opportunity to complement the Convention Center and history of the

area. The site also includes the roofless remnants of a historic carriage house, actually two small buildings, separated

from the hotel by a small parking lot.


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Structure A: Swan Hotel (101 South Queen Street)

Year Built: 1824


Building Total SF: 6000 SF

Levels: Basement – 1,610 SF

1s - 1,610 SF

2n - 1,610 SF

3rd – 1,200 SF (approx.)


Structure B: Carriage House

Year Built: 1867

Building Footprint: 3,000 SF (2 structures)


Levels: 1st – 3,000 SF


Property Value/Purchase Considerations

The properties are assessed at $147,700 and the Lancaster County Convention Center Authority (LCCCA) will entertain

purchase offers as well as consider equity partnerships in the right development scenario.

The Swan Hotel site will only be considered as a single development opportunity. Subdivision of the property will not

be considered.

Ownership remains interested in the development of additional convention quality hotel rooms to support the

Lancaster County Convention Center on this site or within close proximity to the Center and the ability to develop this

site hinges on the development of additional hotel rooms. If no hotel rooms are proposed for the other sites under

this RFP, then ownership has the expectation that at least 100 convention quality rooms be incorporated into the

response for the Swan site. Ownership would look more favorably on a larger number of proposed rooms, but that

would likely require the incorporation of adjacent properties not covered in this RFP. See section 2.04 for information

regarding a recent LCCCA market study produced by Convention Sports & Leisure in support of additional hotel rooms.

See Exhibit D for historical information and survey details


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1.04 Potential Financing Resources

Among other potential resources such as Historic Tax Credits and New Markets Tax Credits, all properties fall within

the following special districts:

Local Economic Revitalization Tax Assistance (LERTA)

LERTA provides exemptions of property taxes on improvements for qualifying projects for up to seven years.

City Revitalization & Improvement Zone (CRIZ)

The CRIZ Act provides that qualified state and local tax revenues may be used for payment of debt service on bonds or

loans issued for the acquisition, improvement and development of qualified capital improvements.

Additional information on the potential financing benefits of these and other programs can be obtained from the City

of Lancaster’s web site at www.cityoflancasterpa.com/business or by contacting Randy Patterson, Director,

Economic Development & Neighborhood Revitalization and Acting Executive Director of the CRIZ Authority at

717-291-4760.


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Section Two History & Context

2.01 About the City of Lancaster

Originally settled in 1718, the City of Lancaster, Pennsylvania is the oldest inland city in the Unites States. With a

historic core of four square miles (which is also the largest historic district on the National Registry in the country) and

a total of geography of 7.5 square miles when including outlying corridors later annexed.

Lancaster is very dense and compact, made up of very walkable neighborhoods boasting a diverse population of

60,000 (and growing). It is also the county seat of Lancaster County which has a total population of 525,000. It is also

home to over 200 retailers, galleries and attractions in the core Downtown and almost 100 places to eat, drink and be

entertained.

A major employment center of 40,000 workers, Lancaster City has long been the location of choice for regional and

international headquarters such as Fulton Bank, LNP Media Group, Inc., Steinman Communications and Auntie Anne’s

Pretzels. Increasingly, Lancaster is also preferred location for a growing number of smaller entrepreneurial companies

looking for a vibrant urban experience for their employees and clients.

Institutions of higher education account for over 7,000 students at Franklin and Marshall College, Pennsylvania College

of Art and Design, Millersville University - Lancaster, Thaddeus Stevens College of Technology, Pennsylvania College of

Health Sciences, Lancaster Theological Seminary and Lancaster Bible College. Just outside of the City, Harrisburg Area

Community College enrolls another 5000 students annually.

The City is very accessible as well. Home to the nation’s 22nd busiest Amtrak station (2nd busiest in Pennsylvania),

travel to and from Lancaster is easily accessible via road or rail to cities such as Washington DC, Baltimore, Philadelphia

and New York. Lancaster also enjoys its own regional airport located just five miles from the heart of the City.


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2.02 State of the City

Lancaster City has seen tremendous growth over the last decade. Not only is the population growing, but Downtown

and outlying areas have seen over $1.5 billion in public and private investment over the last eight years. This includes a

net of 160 new or expanded stores, attractions and restaurants in the central core and northern portions of the City.

Significant office and residential development continues throughout the City. Since 2013, several companies moved to

the City bringing with them over 500 new employees. In addition, existing companies and institutions have announced

expansions that will result in an additional 500 jobs.

The housing market is strong with more than 200 new market rate apartments, single family homes and condos have

coming on line since 2012 with another 300 units under development. Waiting lists for new rental product are

common as development continues in historic warehouse conversions and in new construction projects throughout

the City.

Entrepreneurial spirit is very high with many young adults setting up shop and calling Lancaster City home. Empty

nesters are also attracted to the vibrancy of the City, the strong housing stock, walkability and great cultural

attractions and restaurants.

A very strong and expanding arts community is based here with over 90 venues throughout the City which helps to

attract the one million visitors each year to our galleries, attractions, independent retailers and venues such as Clipper

Magazine Stadium and the Lancaster County Convention Center.

Lancaster City is serious about the environment and is leading the country in green infrastructure improvements and

innovative waste water management initiatives.

Visit http://www.lancastercityalliance.org/wp-content/uploads/2014/09/Final_LCA_ICSC_Handout.pdf for more

information on Lancaster’s growth.

2.03 Building on Strength; Economic Development Strategic Plan for the City of Lancaster

Culminating from over a year of planning, analysis, outreach and the participation of over 1,000 community stakeholders, LCA in partnership with the City of Lancaster recently released Building on Strength, the Economic Development Strategic Plan for the City of Lancaster that will guide the City’s economic growth over the next 15 years. The plan well documents the strong market for additional residential, hotel, office and retail projects. The plan is available at www.LancasterCityAlliance.org/building-on-strength/.

Vision Lancaster will leverage its track record of success to foster continued economic development throughout the community, cultivate an environment that attracts entrepreneurs and investors to a world class mid-sized city, and continue to lead the region and nation as a model for successful urban economic development.

http://www.lancastercityalliance.org/wp-content/uploads/2014/09/Final_LCA_ICSC_Handout.pdf

http://www.lancastercityalliance.org/


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Plan Goals Looking Ahead: The Future of Lancaster City By 2030 Lancaster City will:

Increase the per capita income to 70% of that of Pennsylvania.

Create 300 new hotel rooms. Especially convention quality hotel rooms within walking distance to the Convention Center.

See 2,500 new residential units.

Achieve 100,000 square feet of new and renovated retail/restaurant space in Downtown and the Commercial Hubs.

Absorb/create 300,000 square feet of office and flex space.

Realize $1 Billion in private capital investment.

See ongoing private investment that will outweigh public investment in economic development.

2.04 Convention Sports & Leisure Market Study of Needs in Support of the Lancaster County Convention Center

In December of 2015, the Lancaster County Convention Center Authority commissioned a study conducted by

Convention Sports & Leisure to explore market opportunities and uses in close proximity to the Lancaster County

Convention Center. This information is helpful in determining the best uses for surrounding properties including those

included in this RFP. The complete study can be found at www.LCCCA.com.

http://www.lccca.com/


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Section Three Submission Instructions & Information

3.01 Desired qualifications

Urban Redevelopment & Design Experience

Experience in the redevelopment of historic structures

Financial Capacity to undertake project

Knowledge of/experience in PA codes and policies, especially those governing Third Class cities

Experience in private/public partnerships

Proven ability to execute catalytic urban projects

Sustainable building practices

3.02 Timeline

March 1, 2016 Release RFP

March 14- 18, 2016 Site Visit Opportunities

March 25, 2016 Written Questions Deadline

April 1, 2016 Answers Distributed

June 10, 2016 Responses Due – 12:00 PM

June 13 – June 24. 2016 Review Period

July 15, 2016 Interviews

August 5, 2016 Notification of Decision

3.03 Submission Requirements - 5 hard copies. One unbound and one digital copy

1. Project Approach and Narrative Proposed

2. Detailed Description of the Project Team/Roles

3. Development Team Partners’ Biographies/Resumes

4. List and Summary Description of Relevant Work (within the last 5 years) including project costs and methods,

amounts and sources of financing.

5. List of No Less Than Three Professional References

6. Preliminary Architectural Plans, Elevations and Site Plan

7. Project Ownership Structure

8. Detailed Project Budget, Financial Approach (including offering price, if relevant) and Capacity to include

Sources of Funds Statement, Financial, Bonding and Insurance Capacity

9. Project Schedule


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3.04 Submission Contact Information

Lancaster City Alliance Attn: Marshall W. Snively

354 North Prince Street, Suite 110 Lancaster, PA 17603

[email protected]

*Questions regarding this RFP shall be submitted in writing only.

*** Written Questions may be submitted via email.

3.05 Lancaster City Alliance Not Responsible for Preparation Costs

The Lancaster City Alliance will not pay for any cost associated with the preparation, submittal, presentation or

evaluation of any submission.

Section Four Selection Criteria & Process

4.01 Proposals will be evaluated by the LCA and Property Owners. Selection criteria shall include but is not limited to:

Team knowledge/Skills and abilities

Methodology

Number of available sites proposed for development

Proposed uses

Density of development

Ability to comply with the City of Lancaster Economic Development Strategic Plan

Ability to comply with the City of Lancaster’s Storm Water Management/Green Infrastructure Requirements

Project ability to increase tax base for City of Lancaster

Previous Relevant Experience, including experience with Pennsylvania cities

Proof of Financial Capacity

References

mailto:[email protected]


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4.02 Interviews

Upon receipt of responses, LCA and Property Owners may determine a short list of whose proposals are deemed most

qualified. The short listed teams will be invited to be interviewed. The interview will consist of up to a 45 minute

presentation by the consultant team, an extensive question-and-answer session, and a five minute wrap-up.

4.03 Development Agreements

At the end of the selection process, the Property Owners may negotiate development, sales or other appropriate

agreements with the selected Development Teams.

Section Five

About the LCA

Formed on July 1, 2013, the Lancaster City Alliance is the culmination of two strong and vital Lancaster City

organizations that consolidated into a single, more powerful, force. The James Street Improvement District and the

Lancaster Alliance joined forces into a single community-service organization offering 30 years of experience in

community and economic development. With a talented staff and a core group of community and business leaders,

the LCA is dedicated to the City of Lancaster, Pennsylvania and serves to improve the City’s financial stability, public

safety, and quality of life.

As an alliance we align with like-minded economic-development and community organizations—jointly identifying key

initiatives, linking stakeholders, allocating resources, and acting as a catalyst—to produce extraordinary outcomes for

the future benefit and utility of the City. The LCA serves the people of the City, crossing residential and commercial

lines to include anyone who lives, learns, works and plays in Lancaster. In collaboration with neighbors; public, private,

and non-profit partners; and other entities focused on the City of Lancaster, the Lancaster City Alliance ensures a

clean, safe and vibrant environment.

The LCA also manages the Lancaster Downtown Investment District Authority (DID). The DID began operation in 1992

when property owners within the core Downtown granted approval for its formation and to support the efforts

through an additional property tax assessment. Since that time, property owners, civic leaders and area businesses

have supported DID programs to ensure that Downtown Lancaster is safe, clean, attractive and vital.


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Exhibit A

EXHIBITS A-D

Exhibit A – Map of Site Context

Exhibit B – Site Assessment Information

Exhibit C – 100 S. Queen Street Floor Plans

Exhibit D – Swan Hotel Site Historical Information and Survey


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Exhibit A

Exhibit B – Site Assessment Information

Exhibit C – 100 S. Queen Street Floor Plans

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FIRST FLOOR PLANSCALE" 1/8" = 1'-0"

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FIRST FLOOR

PLAN - LIGHTING

REMOVE LAMPS AND BALLAST. PROVIDE TYPE B.

REMOVE LAMPS, BALLAST LENS DOOR AND PROVIDE TYPE C3.

PROVIDE TYPE B BUT WITH FBO-31U6 LAMPS.

REMOVE BALLAST CLEAN AND REBUILD AS TYPE P.

REMOVE BALLAST CLEAN AND REBUILD AS TYPE O.

PROVIDE LOBBY CYLINDER REPLACEMENT UNDER ALTERNATE 4.

REMOVE EXISTING CYLINDER AND PROVIDE TYPE AS NOTED. REVISE 208 VOLT

CIRCUITS TO 120V.

PROVIDE POWER PACK AND CEILING SENSOR. WIRE ON LINE SIDE OF EXISTING

SWITCH.

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NOTES:

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CONTRACTOR SHALL INSTALL CEILING TILE AS SUPPLIED BY OWNER TO COMPLETE

PROJECT AS "FINISHED".

ALL WASTE METAL SHALL BE RECYCLED.

REPLACE CYLINDERS 1 FOR 1. REWIRE AND LABEL A 120 VOLT NEUTRAL IN ALL

EXISTING 208 VOLT, SINGLE PHASE LIGHTING CIRCUITS.

EMERGENCY LIGHTING IS EXISTING. EXTEND ALL CIRCUITS TO LAMPS OR

LUMINAIRES TO MATCH EXISTING FUNCTION.

REFER TO SPECIFICATION SECTION 260010 FOR DESCRIPTION OF ALTERNATES.

REFER TO SPECIFICATION SECTION 260520 FOR LUMINAIRE SCHEDULE.

GENERAL NOTES:

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OFFICEOPEN

213

LOBBY223

OS

OS

OS OS

SEE

E1.1

SEE

E1.1

SEE

E1.1

8(4)

8(2)

8(2)

8(2)

8(3)

R

E

RUP

E

RUP

RUPR

UP

R

UP

RUP

R

UP

RUP

RUP RUP

RUP RUP

R R R

R R

R R

R R

R R

R

E

E

E

1(3)

1(3)

1(2)

1(8)

E

1(2) 1(2)

8(10)

1(2)1(2)

1(8)1(6)1(6)1(6)2

2(4)

2(3)

2

11(4)

2(4)

1(2)

R

R

R R R R R R R R R

R R R R

R R

R

R RR

UP

R1

R1

R

R R R

RRR

R R R

R1 R1 R1

R1R1R1R1

R

UP UP UP UP

UP UP UP UP

UP UP UP

UP

R1

OPEN OFFICE200

1(4)

CONFERENCE ROOMLOBBY

CONF. ROOMMEZZANINE

200A

R

2(4)

4

4

R

UP

R

7 ALL LIGHTS

7 ALL LIGHTS

5(4) 6

(4)5 6

3

3

5(4) 6

(4)5 6

PROVIDE THIS

LIGHTING

UNDER ALTERNATE 6

PROVIDE THIS

LIGHTING

UNDER ALTERNATE 3

PROVIDE THIS

LIGHTING

UNDER ALTERNATE 8

3 3

PROVIDE THIS LIGHTING

UNDER ALTERNATE 7

PROVIDE THIS

LIGHTING

UNDER ALTERNATE 7

E

E

E

E 9

E

9E

Moore

Engin

eering C

om

pany

3637 C

olu

mbia

Ave

nue

Lancaste

r, P

A 17603

P (717) 285-3

141

F (717) 285-2

443

ww

w.m

oore

engin

eering.c

om

LANCASTER CITY ENERGY RETROFIT

LANCASTER, PENNSYLVANIA 17603

SECOND FLOOR PLANSCALE" 1/8" = 1'-0"

E1.2

SOUTHERN MARKET

SECOND FLOOR

PLAN - LIGHTING

REMOVE LAMPS AND BALLAST. PROVIDE TYPE B.

REMOVE LAMPS, BALLAST LENS DOOR AND PROVIDE TYPE C3.

PROVIDE POWER PACK AND CEILING SENSOR. WIRE ON LINE SIDE OF EXISTING

SWITCH.

REMOVE BALLAST CLEAN AND REBUILD AS TYPE P.

REMOVE BALLAST CLEAN AND REBUILD AS TYPE O.

WIRE TWO LAMPS TO EMERGENCY CIRCUIT.

REMOVE EXISTING CYLINDER AND PROVIDE TYPE R OR R1 - EXTEND EXISTING

CIRCUITS. UP = UP LIGHT.

REMOVE EXISTING SURFACE MOUNTED LUMINAIRE AND INSTALL TYPE N.

PROVIDE REPLACEMENT EXIT SIGN ON MEZZANINE LEVEL.

1

NOTES:

2

3

4

5

6

7

8

CONTRACTOR SHALL INSTALL CEILING TILE AS SUPPLIED BY OWNER TO COMPLETE

PROJECT AS "FINISHED".

ALL WASTE METAL SHALL BE RECYCLED.

REPLACE CYLINDERS 1 FOR 1. REWIRE AND LABEL A 120 VOLT NEUTRAL IN ALL

EXISTING 208 VOLT, SINGLE PHASE LIGHTING CIRCUITS.

EMERGENCY LIGHTING IS EXISTING. EXTEND ALL CIRCUITS TO LAMPS OR

LUMINAIRES TO MATCH EXISTING FUNCTION.

REFER TO SPECIFICATION SECTION 260010 FOR DESCRIPTION OF ALTERNATES.

REFER TO SPECIFICATION SECTION 260520 FOR LUMINAIRE SCHEDULE.

GENERAL NOTES:

1.

2.

3.

4.

5.

6.

9

Exhibit D – Swan Hotel Site Historical

Information and Survey

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