EMCAC Minutes - June 25, 2008
Wednesday, June 25th, 2008Eastern Market Community Advisory Committee
Minutes
Old Naval Hospital
June 25, 2008
Present: Chuck Burger, Bill Glasgow, Angie Brunson; Barbara Eck, Monte Edwards, Larry Gallo, Ken Jarboe, Tom Kuchenberg, Richard Layman, Dan Tangherlini, Donna Scheeder
The meeting was convened at 7:07 p.m.
1. Agenda
Motion: Mr. Edwards moved/Mr. Kuchenberg seconded a motion to adopt the agenda as presented. The motion passed unanimously.
2. Minutes
Motion: Mr. Kuchenberg moved/Mr. Glasgow seconded a motion to approve the May minutes as presented. The motion passed unanimously.
3. Executive Committee
Ms. Scheeder reported that she received two documents from OPM, a draft of the RFP for a Market Manager, and a six-month lease extension for Eastern Market Ventures to continue managing the Market until the RFP process is completed. She said that OPM had determined that the lease extension was necessary to allow time for the RFP process. Because of time constraints, she asked that the Executive Committee have final review of the lease extension.
Mr. Edwards said that he had consulted with Gary Peterson when the lease extension was received while Donna was out of town. He found it unacceptable in several respects. There was also a meeting on June 17th with Councilmember Wells, Robin Eve Jasper, Gary, Linda O’Brien and Monte . At 4:30 this afternoon a greatly improved revision was received that addresses most of the concerns raised at the June 17 meeting. Two paragraphs were found to be superfluous, but it can be reviewed and comments prepared quickly.
Motion: Mr. Edwards moved/Mr. Kuchenberg seconded a motion authorizing the Executive Committee to review and provided comments to OPM by email concerning the revised lease extension.He said it was not proper to review the agreement publicly with EMV in the room. Mr. Gallo said he was disappointed that after years of problems with the management of Eastern Market, under which the vendors suffered tremendously, there will be a delay in the change of management. Mr. Burger said he is in support of Mr. Gallo’s position and that after all the discussion and charettes on the direction the Market should take, an opportunity was created that ‘s now being lost. He said that time is of the essence, and the Market will end up behind the 8-ball. The motion passed unanimously
4. Office of Property Management
Curtis Clay reported that there are currently three contractors on site. The South Hall roof is almost done, after which the scaffolding will be dropped down and reassembled around the North Hall to facilitate installing the new North Hall roof . OCP will transmit the contract for the North Hall roof to the City Council in short order. He said they have worked out a way that Minkoff’s work on the North Hall roof will not impede Forney’s work. The windows are all but complete—one piece of glass broke during the construction of interior scaffolding. They plywood will be replaced, after Keystone goes window by window with the architect to make certain everything is correct, and it should be mid-July when they are re-covered.
He also reported that:
- the roof is taking longer than expected because of rain days.
- no final decisions have been made on the new PEPCO vaults, but he will have a timetable once it’s pinned down. PEPCO thinks the vaults need to be enlarged.
- final paint colors have not yet been chosen for the windows and the punch list for the windows is being worked on.
- there will be a construction fence on the North Hall during roof construction, but it will be moved against the building for weekends. Mr. Gallo asked about the placement of the fences, and said the construction trenches could turn into mud pits in the rain. He suggested that they be covered with plywood. He asked about the possibility of moving the fences into the North Hall on weekends. He also raised the issue about the fencing contractors removing the fences at high noon on Saturday, leaving the area completely unprotected from pedestrian traffic, and pointed out that it was an example of the lack of communication among all the parties involved.
- they are meeting with the merchants about the placement of their equipment
- the Office of Historic Preservation will have to approve the interior relocation drawings.
- he has received a building schedule from Forney, and it hasn’t been reviewed, but he has June 2009 as a completing date. Mr. Burger said that that information could provide an opportunity for a community update in the Hill Rag and the bulletin board. Mr. Bowers suggested that the time line could be put on the Market web site. Mr. Laymen suggested putting a large sign on the side of the Market with a bar graph.
Matt Hussman said that
- there will be a coordination document, and that OPM recognizes the need for coordination between OPM and DDOT. Mr. Edwards reiterated that in 2005 a document was developed with DDOT that contains lists of tasks and timetables, and has a requirement that the Market merchant’s needs are respected, and the market is secured on Friday for the weekends. Those requirements are in the DDOT spec book for the streetscape project.
- the trenching area won’t get muddy.
- he hasn’t addressed the matter of the fence with Forney, but he will check on it.
- that Joel Causey has been working on the East Hall temperature, and has found that, using a laser thermometer, the temperature is six degrees less than on a regular thermometer. They are looking an insulating the pipes. He also said that OPM is working on the problem. Mr. Glasgow said that he keeps cases of Coke and water on top of his compressor to keep the temperature constant. He said that it’s the sun—the temperature dropped 180 as the sun dropped. He said that it’s good when there’s soot on the roof. Mr. Edward suggested that additional A/C equipment can remove the heat, but the “green” solution is to keep excess heat from coming in, and asked again that OPM investigate a double top or reflective coating for the roof. Mr. Hussman indicated that OPM is discussing possible purchase of the temporary structure. This would allow them to alter the roof with a covering.
- that they are looking at the use of the Hine parking lot for contractor parking. They have been taking regular spaces when they come early.
- The DDOT paving patch test has not occurred as scheduled. They are working with EMCAC, DDOT and others to resolve the problem. The small gravel imbedded in epoxy paving is being used on the access ramps to Roosevelt Islandwhere the underlying street material is concrete.. However, the original street in front of the Market is asphalt, and there’s no experience applying it over asphalt. Karrina Ricks is currently looking for a paving that will work. Ms. Eck asked whether concrete could be put down first, and was told that it would require 10” of concrete and 2” of paving and the street isn’t strong enough to take the weight, which is the same problem that exists with Belgian block.
- Construction Coordination meeting should take place on the third Tuesday of each month because the entire construction team is on site for its regular meetings.
5. Market Operations Subcommittee
Mr. Kuchenberg said that the revisions of the RFP had to be expedited and suggested that suggestions should be e-mailed to him, if possible, in advance of a Committee meeting on July 1st, at 7 pm at 112 11th Street NE, followed by an emergency meeting of EMCAC on Tuesday, July 8th at the Naval Hospital.
He raised the issue of the “fiasco” the previous Saturday when the fencing was removed—someone, he reported, suggested it was because someone didn’t pay the rental.
Ms. Scheeder reported that the requested financial reports had been received from the Market Manager, and will be reviewed at a subsequent meeting.
Mr. Gallo praised Mr. Hussman and Linda O’Brien of Councilmember Wells’ office for being at the Market every weekend.
6. Market Manager
Brian Cook, representing the Market Manager reported that
- he is meeting with the merchants
- that the Market has new, extended, hours. Mr. Gallo said that the news of the extended hours should be transmitted to the outdoor vendors/ Motion: Ms. Scheeder moved/Mr. Kuchenberg seconded a motion endorsing the extension of Market business hours. The motion passed unanimously.
- that he has developed, with Edge Advertising, a $10,000 campaign for the next months. Mr. Gallo said that the Tenant’s Council should be involved in the creation of any advertising campaign.
- he is working on lease extensions for the merchants
- there have been many requests for information on the Market for tourism purposes, and mentioned the DC Tourism Council and National Geographic tour guides. Mr. Layman suggested that he join the National Association of Public Market Managers and work with them on best practices for advertising and promotion. Ms. Scheeder suggested that the Market should take advantage of opportunities for free publicity such as being listed in the city’s tourism guides.and that signage for intra-district directions was needed.
Mr. Gallo asked about the status of Market 5 Gallery, and was told that it is “seriously delinquent” in its rent. Mr. Cook reported that Mr. Harrod has been “stand-offish” in dealing with EMV, and things are not going well. Ms. Scheeder said that he matter has been brought to the attention of OPM and Robin Eve Jasper and Mr. Cook can discuss the issue. Mr. Edwards added that EMV is being paid $2000 to manage the North Hall and North Hall Plaza vendors. Mr. Cook replied that vendor space rentals are still being collected by Mr. Harrod. Mr. Edwards said that as part of the lease extension, EMCAC has to see the lease between EMV, Market 5 Gallery and OPM. Mr. Kuchenberg added that this is an albatross, and is a delicate problem for the City, but it has to be resolved. Ms. Scheeder said that the issue points up the fact that it’s not enough to have someone who’s there, but someone who can deal with a different cast of characters. Ms. Eve Jasper said that the RFP speaks clearly to coordinated management, and there is no intention to have this go beyond the hiring of a new Manager. Mr. Burger added that this is not a discussion of the future but about the current state of affairs, and asked whether someone can provides copy of an agreement between EMV and Market 5 Gallery.
7. Capital Improvements Subcommittee
Mr. Edwards said he had been asked to identify stuff remaining the South Hall basement, and there had been a call from the Historic Preservation Office asking about large signs that are in the basement. They are still there, but lots of stuff is not. There has been a comprehensive report on the Market Managers office, but there is a need for a similar study of the rest of the market. The Christmas decorations that were stored in the Market were sent to the dumpster, a loss of $12-$15,000, underscoring the need to document what remains. He said that if funding from the City is not available, CHRS will partner with EMCAC to raise the funds to do such a conservation and inventory , if there’s anything left to document. Ms. Scheeder said that the merchants had been asked to claim anything that’s theirs.
Mr. Hussman said that the stuff stored in the basement that belonged to the merchants went to the merchants and the pottery studio. He said that after the fire there had been vandalism, and copper wires and pipes had been taken. He confirmed that the Christmas decorations had been “diminished” by pilferage over time, and what was left has now been thrown away. In the North Hall, they were told to remove everything of value, but it looks like there still could be time to salvage things, and in the Center Hall there are doors and other things belonging to the Market. Mr. Bowers said that the equipment in the basement was hooked up to equipment upstairs, and there is no way of removing things because the building is not accessible. Mr. Tangherlini suggested that a walk through of the Market should be scheduled to resolve the issue of what remains. Ms. Scheeder said she would set up such a meeting.
Mr. Jarboe expressed his dismay at the situation, saying that there is a construction manager supposedly with sensitivity to historic artifacts, and money shouldn’t be spent on things that should be part of the construction manager’s job.
Mr..Edwards said that on June 6th he received two sets of the latest drawings, which he had to share with the whole Subcommittee. The Subcommittee’s report follows:
Initial Report Concerning
Revised Drawings
On June 6, 2008, the Office of Property Management (OPM) provided two sets of drawings consisting of 70 pages, titled “Eastern Market Rehabilitation – Construction Document Submission (Final) which contained:
• Revision A, revised 11/14/07 per Amendment No. 1
• Revision 1, revised 5/01/08 (Building Permit)
• Revision 2, revised 5/01/08
Also provided were a 7-page narrative and specifications that identify the Revision 1 changes and a 74-page narrative and specifications that identify the Revision 2 changes.
Several of the revised sheets contain no changes, except for adding the general note in response to EMCAC’s earlier comment that now states:
G2. The building will be unoccupied throughout the construction period.
On the weekends, vendors utilize sidewalks to the south, east and north.
This Subcommittee has reviewed those drawing and offers the following comments and recommendations:
Revision 1
These are described as revisions that were required to obtain the building permits. For the most part, they consist of changes to plumbing, storm water management and adding a smoke detector in the basement elevator room (sheets C-2 through C-5 and FA101 and 103). EMCAC offers the following specific comments about Revision 1.
Center Hall Roof Top Guard Rail (A 104 and A 202). The addition of a roof top guard rail along the east elevation of the Center Hall roof will change the physical appearance of the building. EMCAC understands this is an OSHA requirement due to the proximity to the roof’s edge of equipment that will require service. One possible option would be to articulate the railing on base hinges so that it can be lowered when no maintenance is taking place on the rooftop equipment. Another solution might be the use of an alternative method of fall protection (an active system like a harness and a permanently mounted connection point). EMCAC asks that these options be evaluated and an alternative design presented, together with renderings of the preferred alternatives.
If the solution to satisfy this OSHA requirement imposes a significant visual difference in the historic appearance, EMCAC recommends that OPM request that the Historic Preservation Review Board grant a waiver from the OSHA requirement.
Sidewalk Sewer Covers (C-2). Manhole structures associated with Storm filters A and B are eliminated, but there are two 48 inch manholes in the sidewalk near those Storm filters on the 7th Street façade and a 48 inch manhole at the south end of the alley. The revisions do not mention the covers for those manholes. These manhole covers, which are not part of the Streetscape, need to have the same custom manhole covers that DDOT is using for the Streetscape.
Water Meter Vault (C-2). A new water meter vault is to be installed under the sidewalk at the south end of the Market. This appears to be a new structure, and attention needs to be given to insure that its grating or cover does not negatively impact the historic appearance.
Revision 2
Many of theses changes are technical, (including elimination of the North Hall roof work, which has been awarded as a separate contract) and the following discussion will focus on the other significant changes.
All of the Alley Becomes Work Area (G 004). The work area has been expanded to now include the entire alley area between the Market and the Aquatic Center. It is apparently associated with “Additional Alternate #2” which has not been located. The drawing notes now designates phasing, stating that Phase 1 (the exterior area) and Phase 2 (the building interior) are to start simultaneously, and Phase 1 is to be completed early. EMCA suggests that providing the specifics to this vague description can best be accomplished through the Construction Management Coordinating Group in the form of bi-weekly meetings. EMCAC renews its recommendation for the establishment of that group, comprised of representatives from the Tenants’ Council, the Market Manger, the Market Row Merchants, OPM, DDOT and the Temple Group.
Lighting for Flagpole (A 104, A 508, and E 121). Lighting of the flagpole over the portico entrance of the South Hall will be provided. Three metal halide fixtures are specified, with remote ballast. No timer or solar control appears to be specified (unless the OL-8 shown on sheet E 121 is such a control). EMCAC recommends a dawn-to-dusk solar control be installed.
Market Manager’s Office. The drawings call for no work in the Market Manager’s Office. EMCAC recommends that incorporation of work in the Market Master’s Office be coordinated with the recent Market Master’s Office Conservation Report by Tanya Edwards Beauchamp, Gretchen Pfaehler and Christina Radu that was presented at the June 11 Preservation Café. For example, even though currently there is “no work” specified for this space, there may need to be a glass smoke barrier at the window on the first floor to extend to the glass enclosure noted on the second level (since the spaces are connected).
The revisions call for “no work” for the ceiling of the Market Master’s Office. Is this correct? Is there a demolition plan to indicate if the damaged ceiling elements will be removed?
EMCAC notes that an upgraded hatch has been installed over the Market Manager’s Office for access to the flagpole. The original roof opening was accessed through the original Market Manager’s office by stepladder through a ceiling opening, with a permanent ladder from the ceiling to the roof (there was about 3-4 feet between the ceiling and the roof). The proposed flag over the portico will require access for raising and lowering the flag and for maintenance of the nighttime lighting for the flag. Additionally, the existing hatch has been used each holiday season to hang decorations and lights over the main entrance. The need to address how the roof hatch will be accessed from the Market Manager’s office was raised in EMCAC’s Report Concerning the 90% Design Development Submission (September 8, 2007). EMCAC again urges that this access be addressed as part of the design, because if we merely rely on a step ladder for access, the ladder would likely end up being stored in the original Market Manager’s office, because of the difficulty in carrying a ladder up and down the narrow, direction-changing stairway. Recognizing that fairly frequent access to the roof will likely be required, and that access will have to be through the original Market Manager’s office, that access needs to be designed in a manner that does not adversely impact the future restoration of that space, such as pull down stairs.
Theatrical Lighting for North Hall (A 803, E 105, E 602). Theatrical stage lighting is specified to be mounted from the trusses in the North Hall as well as fluorescent and incandescent up-lighting and down- lighting. Theatrical lighting is a specialty, and EMCAC asks for a description of its functionality to insure that it will be flexible and adjustable to accommodate a variety of theatrical needs, rather than merely duplicating the system that had been there for the past 40 years. A solid-state theatrical dimming system, consisting of 48 - 20 amp circuits is specified. This appears to indicate that the North Hall can be utilized for a variety of activities, consistent with its statutory purpose as an arts and community meeting facility, which EMCAC supports, but seeks an explanation. EMCAC could not find where the Console for the dimming system is to be located (it calls for floor mounting, but we could not did not see a location designated on the electrical or architectural drawings). It may not be a small item.
South Hall Lighting. EMCAC urges OPM to also be mindful of the statutory purpose of the South Hall as a fresh food market. To enhance that environment, EMCAC renews it recommendation that the general lighting be controlled by a solar–activated dimmer system, to maintain a reasonably constant light level on bright days, cloudy days, and even after sunset. This will achieve significant energy savings (the manufacturers of such systems estimate savings of up to 70% in office buildings) and will allow the Merchants to design their display lighting with the knowledge of the amount of light form other sources to enhance the appearance of their displays (and thus avoid the washed-out appearance now being experienced in the East Hall).
The capacity of the dimming system panel for the North Hall should be reviewed to see if it can accommodate an additional system for the control of the South Hall lighting with solar-activated dimmers as mentioned above (E102 the ground floor lighting plans are not in the set so we could not verify the control method). Sharing the same control system may be problematic unless the console can be located in the Center Hall where it can be accessed by “both sides of the house”.
Lightning Protection (A 202). EMCAC is unclear about the lightning protection and wants to make sure the lightning protection system being installed (at the Center Hall and in general) will have concealed leaders (sometimes the cables are routed on the outside of the building). Note 26-10 specifies that the contractor is to coordinate the grounding location with the architect, but does not address the leaders that would connect with those grounding locations. Because of the historic significance of the building, EMCAC request a clear specification that the cable not be routed on the outside of the building.
Paint Colors for Trusses (A 151a and A152). These drawings contain new paint diagrams for the trusses, apparently with different colors for the different elements.
Detail A6 on sheet A151a specifies what are apparently color codes for the South Hall roof and trusses: P07, P08, P09. EMCAC requests that samples of those different colors be provided. EMCAC agrees that the new steel purlins should be the same color as the roof deck, and thus less prominent. EMCAC also agrees that different colors can be effectively used to distinguish between the different elements of the Cluss trusses. EMCAC suggests that one color for the cast iron and a different color for the wrought iron elements would be appropriate.
Detail K12 on Sheet 152 specifies the North Hall roof and truss painting detail. The purlins and roof deck use the same P07 color as the South Hall roof, which EMCAC supports. All of the truss elements are painted the same color, P08, the color specified for the chord, star members and connector plates in the South Hall. EMCAC agrees the same color should be used for all of the truss elements in the North hall, since they are all made of steel. But because they are steel, rather than wrought iron and cast iron as in the South Hall, consideration should be given to using a color appropriate for a performance space and different from the two colors used for the South Hall trusses.
Basement Compressor Room (A 151, S 101, M 103). This room will house all of the compressor/condenser units that supply the Merchants’ walk-in refrigeration units in the South Hall. It will be supplied with outside air that will be circulated and exhausted with a large electric fan. Before the fire, the compressor/ condenser units were dispersed through the basement, and resulted in a basement temperature of over 110 degrees. By placing them all in a single room, and controlling the airflow, the rest of the basement will be cooler, but the compressor room will be hot. Directly above the compressor room are the walk-in coolers of Union Meat. EMCAC can find no specification about insulation for the ceiling o the compressor room, and urges that insulation be provided.
In terms of the eventual relocation of the walk-in coolers from the East Hall to the renovated South Hall, EMCAC notes that the walk-in coolers that are now installed in the East Hall do not have floors: they sit directly on the concrete slab, which is a reasonable insulator and fairly cool. However, when they are relocated to the renovated South Hall, they will be rest on a warmer floor because the underside of the floor will likely be conditioned space (the Pottery studio, and a more accessible main basement). EMCAC recommends that OPM provide insulated floors for the walk-in coolers when they are reinstalled in the renovated South Hall (which is what they had before the fire).
Utilitarian Bollards (A 404). Bollards are specified for the west side of the South Hall to protect the freight elevator and the grates from the vendor-condenser area. EMCAC does not challenge the need for the bollards, but questions whether the industrial-style, concrete filled pipe style is appropriate because the west side is as important as the east side to the overall design and function of the Market. The plain, utilitarian style tends to reinforce the back-door aspect of this side of the Market, and more decorative bollards that we have seen throughout the City would be consistent with the historic utilization of all sides of the Market as welcoming the public.
Concrete Curbs (A 404). Note 03-13 specifies concrete curbs. EMCAC understand this to refer only to the curbs around the elevator. Our agreement with DDOT provides that the curbs around the Market (along C Street, 7th Street and North Carolina) are to be bluestone and the rest of the project is to use granite curbs. EMCAC requests clarification as to why a third material, concrete, is to be introduced for this part of the project.
Trash Compactor Obstructs Walkway (E 103). The electric service for the trash compactor is adjacent to the west wall of the South Hall. At the February 27, 2008 meeting EMCAC concluded that the pre-fire location of the trash dumpster against the South Hall wall presented a fire hazard, presented an impediment to pedestrian access to the west facade of the Eastern Market building, and detracted from the significance of the west façade of the Market building. Further, the present sidewalk on the Natatorium side of the alley does not function as a sidewalk and should be removed. Based on these determinations, EMCAC passed a resolution recommending that:
1. OPM work with Parks and Recreation to obtain a trash handling area on the Natatorium side of the alley,
2. To access that area, the Natatorium sidewalk be removed,
3. The existing overhead lights for the alley be incorporated with the proposed new air intakes to be constructed on the Natatorium side of the alley.
4. OPM and their architects take a fresh look at the entire alley to achieve better pedestrian access and to restore the west facade to its historic prominence.
None of these recommendations are incorporated in the revised drawings. EMCAC renews its February 2008 Resolution.
Motion: Mr. Burger moved/Ms. Eck seconded a motion to approve and adopt the Subcommittee’s recommendations.
Mr. Gallo asked about the proposed future restoration of the Market Manager’s office, and Mr. Clay responded that OPM is currently negotiating fees with Quinn Evans to integrate the renovation of the Market Master’s office into the restoration.
Mr. Kuchenberg that lightening protection should be implemented, and that stricter constraints should be placed on dumpster access. Mr. Glasgow said there have been five or six trash fires over the years, and suggested that a sprinkler head at the dumpster ought to be considered//
The motion passed unanimously.
Mr, Edwards said that security issues are important and that the construction management should be asked to be more vigilant, particularly in light of the stolen copper and “diminished” Christmas decorations.
Motion: Mr. Edwards moved/Mr Jarboe seconded a motion to send a letter to OPM requesting increased rodent control measures around the Market during construction. The motion passed unanimously.
8. Tenants Council
There was a written report submitted by the Teanant’s Council which discussed the appointment of representatives to EMCAC, safety and security at the Market, the streetscape project,, East hall air conditioning, new business hours, advertising and the plans for the stall spaces.
Mr. Bowers asked that election guidelines for Tenants Council representatives to EMCAC.
Mike Berman said that two new farmers appeared on the Farmers’ Line without EMV coordination with farmers and vendors. The situation was resolved and the farmers found locations, but it was not in any organized fashion.
9. Treasurer’s Report
Mr. Gallo reported that the balance in the EMCAC account $2,210.02, and that checks had been written in the amount of $446.45.
8. 10. New Business
The July 4th Parade and picnic was announced.
The next, emergency, meeting of EMCAC will be on Tuesday, July 8th, at the Old Naval Hospital, at 7 p.m. with the revised RFP as the only agenda item. The next regular EMCAC meeting will be on July 23, at the Old Naval Hospital at 7 p.m.
Motion: Mr. Edwards moved/Mr. Kuchenberg seconded a motion to adjourn the meeting. It passed unanimously, and the meeting was adjourned at 9:10 p.m.
The meeting was adjourned at 8:55 p.m.