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North Point Breeze Multi Parcel Mixed-Use Development - Masterplan (December 2, 2019)

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January 8 2019 Proposed Lexington Commercial Site Pre-‐Development Drawing Package

1. Overall District Masterplan (from RFP proposal response) 2. Commercial Site Plan indicating site improvements, landscape, lighting, parking and site

circulation improvements. 3. Building Floor Plan Set indicating interior core and shell improvements and anticipated

areas for phase one tenant improvements. 4. Building Elevation Set indicating facade improvements. 5. New Exterior Rendering from Lexington Street site entry.

Design Team Architecture – Indovina Associates Architects Urban Design and Landscape Architecture – Studio for Spatial Practice Civil Engineering – PVE, LLC Engineering Consultants

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Site Location



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Community Meeting Agenda

North Point Breeze - Lexington Partners/ URA DevelopmentConstruction JunctionDecember 2, 2019 6:30 PM

45 minutes to 1 Hour• General Introduction – Jeff Wetzel – North Point Breeze Neighborhood Association

• Project Introduction – URA RepresentativePoints of Discussion: Timeline of approvals and purchase processOther government requirements / Issues

• Development Recap – Lexington Partners – Keith B. Key, Jason Lardo, Tisha Germany

• Project Design Presentation –Indovina Associates Architects - Rob Indovina, Ryan IndovinaProject Components Commercial Development Residential Development

30 Minutes • Audience Q & A



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Timeline

May 2018

RFQ Response

Summer 2018

Community Meetings

Oct. 2018

RFQ Awarded For Exclusive Negotiations

Dec. 2018

Submission for Project-Based Voucher December 2018

Feb. 2019

Extension on Exclusive Negotiations ( 10 Months)

Apr.–May 2019

Community Charettes

Sep.–Oct. 2019

Meetings with NPB Design Community

19 Dec. 2019

URA Meeting

Dec. 2019

Submission of Low Income Housing Application (50 units)



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studio for spatial practice

Design for everyday life.

architecture. urbanism.art. landscape.

Christine Brill, AIA · Jonathan Kline · Jen Gallagher, PLA, LEED AP3609 Penn Avenue, Pittsburgh, PA 15201 · 412.443.4210 · studiofsp.com

Project: Lexington Partners Lexington Technology Park RFP Response

Regarding: Integration of previous planning recommendations into the Lexington Partners Housing RFP Proposals

This memo outlines previous planning for the Lexington Technology Park site referenced and examined during the Lexington Partners RFP response development. Described below are how these recommendations guided the development of options for the housing site by Lexington Partners prior to the engagement of Indovina Associates Architects, whose have since refined and further explored options for the site during a series of charettes in the spring of 2019.

The Lexington Partners RFP response built on scenarios drawn from two relevant previous studies of the site created by the Urban Redevelopment Authority of Pittsburgh, in both cases with multiple community meetings. Our understanding is that the URA crafted the Request for Proposals in part based on the recommendations of these studies and with input form the Point Breeze North Development Corporation. Our general strategy for the housing portion of the site is heavily influenced by the basic organization and housing mix principles articulated in these two studies and summarized below.

The first study Bridging the Busway, from January 2012, provides broad recommendations of the Lexington site in two sections, the housing site of the RFP is covered in the "Homewood Ave - TOD Target Area" pages (102-129) and the remainder of the Lexington site in the "Rosedale & Lexington" section (pages 134-137). The"Homewood Ave - TOD Target Area" recommends in point G on page 104 to, "Develop a mix of housing, small retail and office or institutional uses on the surface parking lot south of the Busway at Homewood Avenue and Lexington Street." The document further illustrates two alternative mixed-use scenarios for the parking lot on pages 124-129. The first scenario illustrates a mix of housing types, a sub-surface garage, an office building and a very small retail space. The second scenario illustrates a small supermarket, a parking structure, a mix of housing types, and an office building. The mix of uses shown in the first option is significantly closer to what was requested of developers in the RFP and is excerpted on the following pages. This scheme (5.1g Homewood Avenue Development South of the Busway"(page 124) calls for a mix of uses including "New Townhouses", a "New Apartment Building" and "New Below Grade Parking" among other uses. It also recommends an extension of McPherson Boulevard in the larger Lexington site. The distribution of housing types includes lines of town house units in the north-western section of the site perpendicular to Homewood Avenue



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124 Bridging the Busway: A Transit-Based Community PlanFor Homewood and Point Breeze North

N L

exin

gton

St

Finance St

McPherson Blvd

N H

omew

ood

Ave

McPherson Blvd (extended)

MLK East BuswayHomewood Station

Jonathan St

On the Point Breeze North side of the Busway there is a unique opportunity to create transit oriented mixed-use development that complements the existing neighborhood. The preferred scenario includes a range of housing types, an office or institutional use and a small retail space for a cafe or other neighborhood-serving retail use. Both North Lexington Street and McPherson Boulevard are reopened to traffic to connect the site to the existing neighborhood.

5.1g Homewood Avenue Development South of the Busway

New Townhouses

New Apartment Building

New Small Neighborhood Serving Retail

New Office or Institutional Use

New Surface Parking

New Below Grade Parking

New Street Trees

abcdefg

0 75 150 N

New HousingRenovated HousingNew RetailRenovated RetailNew Office or Institutional Use

db

A

A

A

A

F

e

g

c

e

127Bridging the Busway: A Transit-Based Community PlanFor Homewood and Point Breeze North

Build a range of housing types to create a medium-density development next to Homewood Station including: apartment buildings, back-to-back attached two-story units and traditional townhouses. In the scenario illustrated to the right, parking is provided in a garage below the buildings and green space.

Conceptual Site Section:The site is large enough to accommodate a range of uses and housing types, however new buildings should decrease in scale as they move towards Homewood Avenue to relate to the 2 K story houses across the street.


New Townhouses

New Apartment Building New TownhousesNew Office Building Existing Houses

N Lexington StN Homewood Ave

Residential Parking


Build a range of housing types to create a medium-density development next to Homewood Station including: apartment buildings, back-to-back attached two-story units and traditional townhouses. In the scenario illustrated to the right, parking is provided in a garage below the buildings and green space.

Conceptual Site Section:The site is large enough to accommodate a range of uses and housing types, however new buildings should decrease in scale as they move towards Homewood Avenue to relate to the 2 K story houses across the street.


New Townhouses

New Apartment Building New TownhousesNew Office Building Existing Houses

N Lexington StN Homewood Ave

Residential Parking


Finance St

McPherson BlvdN Homewood Ave

McPherson Blvd (extended)

MLK

Jr East Busway

Hom

ewood Station

Jonathan St

N Lexington St

Development Program:•31 Townhouses (13 in a traditional row, 18 in

6-unit buildings)•45-65 Unit Apartment Building •33,000 SF Office Building•2,000 SF Neighborhood Serving Retail Space•62 Surface Parking Spaces (office)•141 Garage & Surface Parking Spaces (housing)

New Office/Institutional Use

McPherson Blvd

McPherson BlvdN Homewood Ave

N Homewood Ave

Small Community Serving Retail

New Townhouses

New Apartments

New 6-Unit Townhouse Buildings

Garage Access

with green spaces in between buildings. In the south portion of the site, town houses face both Homewood Avenue and the extension of McPherson with a small surface parking lot to serve the housing illustrated behind them. In the eastern area of the parking lot site a three story apartment building over a single level parking podium, with a four-story office building behind it is illustrated. This page is excerpted at left. The explanation of the building organization on page 127 (below) describes the site organization strategy as follows: "The site is large enough to accommodate a ranges of uses and housing types, however new buildings should decrease in scale as they

move towards Homewood Avenue to relate to the 2 1/2 story houses across the street." This page also recommends that future developers "Build a range of housing types to create a medium density development next to Homewood Station including apartment buildings, back-to-back attached two-story units and traditional townhouses." The accompanying rendering is excerpted below:

Bridging the Busway January 2012

Called for

New Office Building

Apartments

Townhouse – facing inward

New Townhouses along McPherson Boulevard 31 Townhouses 45-65 unit apartment 33,000 sf of office 2,000 sf retail 62 surface spaces 141 garage spaces

Extend Thomas to Braddock

New mixed use, green industry and office uses



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The recommendations from Bridging the Busway for the remainder of the Lexington site are shown at left (page 137.) Specifically the plan recommends that future development of the Lexington site"Extend Thomas Boulevard to Braddock Avenue and encourage new mixed use, green industry and office usesin the Lexington Technology Park"

The Bridging the Busway study was followed by a second study created by the URA and Pittsburgh Department of City Planning in 2015 to examine the potential for transit oriented development around the Homewood Station of the Martin Luther King Jr. East Busway. The Homewood Station Transit Oriented Development Study also examined the potential of creating a TRID (Transit Revitalization Investment District.) This second study is focused primarily on how a TRID district might support the implementation of planning recommendations made in Bridging the Busway as well as through the Homewood Cluster Planning Process (on the Homewood side of the Busway.)

The study illustrates mixed-use development for a portion of the Lexington site including the parking lot where the RFP requested the construction of affordable housing. The study's development scenario for Lexington is illustrated at left (page 71.) It shows a mix of town houses, an apartment building, an office building, and a parking structure to serve these uses as well as the larger district. This mix of uses is similar to that illustrated in Bridging the Busway, but the configuration is different. Similarly, the study recommends extending McPherson Blvd. through the site.


Brush

ton

Ave

Finance St

Thomas Blvd

N L

exin

gton

St

Tioga St

Susquehanna St

N Bra

ddoc

k Av

e

Hamilton Ave

Rose

dale

St

Madiera St

Hill AveWilkinsburg

Station

Tacoma St

Pitt

St

Oakw

ood St

Mulford St

Penn Ave

Meade St

Construction Junction

Rosedale Block Cluster

Homewood Station

East End Food Co-Op

MLK Jr East Busway

Wilkinsburg

Park n' Ride

Environmental Industries

District

0 250 500 N

New HousingRenovated HousingNew RetailRenovated RetailNew InstitutionExisting Institution

Rosedale & LexingtonNew Office UseNew Mixed UsePossible Green IndustryNew ParkUrban AgricultureNew Trail

Rosedale Urban Farm

Trail

Reorganized Park N’ Ride Lot

Tioga St

Tioga St

Rose

dale

St

Rose

dale

St

Mulford StMulford St

Existing Playground Expanded

Hill AveHill AveW

ilkinsburg

Wilkinsburg

Renovation & New Single Family Housing

New Office / Flex Uses & Parking

Hill AveHill Ave

New Small Park

Targeted Renovation Zone

New Green Industry

New Retail

Meade St

Meade St

Possible RestaurantPossible Restaurant

New Office / Flex Uses & Parking

Mixed-Use Conversion

Trail

Underpass Improvements

Development Scenarios

71

Lexington Technology Park

N Homewood Ave

N Lexington Ave

McP

herson Blvd

The Lexington Technology Park and the parcels adjacent to have the potential to develop into a mixed-use district containing office uses, housing, retail and light industrial uses. The Enhanced Development Scenario illustrates a possible development strategy for this area. The addition of both new streets and new structured parking are required to maximize development on the Lexington site. The development scenario is organized around a pair of new streets linking the two disconnected parts of Thomas Boulevard.

Potential Mixed-Use Rehab

Potential New Development

Potential Structured Parking

Homewood Station Transit Oriented Development 12 townhouses Office Building/Live-work Parking Garage Extend McPherson and Thomas



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Affordable living and working for all

Planning approach

The following development scenario is one vision of how a mixed-use, transit-oriented district could be developed in the project area. Our community-centered approach graciously reintegrates Lexington back into the surround-ing neighborhood, and attempts to create a place that everyone feels belongs to them, whether you have lived in the neighborhood your whole life or you have just arrived. Although it may appear that this development plan is completely worked out, this vision is only the beginning of a conversation about the future of the site. Our team is committed to working with all neighborhood stakeholders, through an inclusive planning process, to modify and bring the design into alignment with the community’s hopes and vision for the site.

We are committed to creating a mixed-income place that includes affordable housing as well as affordable work space, and brings new jobs into the neighborhood. We love this place and acknowledge that it is already home to many people. We want the existing community to thrive in the new district as a driving part of its continuing cultural, economic and historical identity. Rather than displace ex-isting residents and businesses of Point Breeze North and Homewood, if successful, this development will expand the stock of affordable housing in the neighborhood, bring new amenities into the neighborhood and be a platform for economic renewal for the surrounding community. The development team is also committed to supporting the surrounding neighborhood, by helping to improve existing public amenities outside of the formal development area boundaries, and by supporting and providing space for existing community initiatives.

Build on past community planning.

Two planning studies guided our redevelopment ap-proach: Bridging the Busway (2012); and The Homewood Station Transit Oriented Development Study (2015).

Bridging the Busway recommended improvements to Homewood Station and the Braddock Avenue underpass,

Lexington Partners of Pittsburgh Development Vision Appendix4

Mixed income housing adjacent to Homewood Station connects people to transit.

Manufacturing and maker space are integrated with office space to support the creation of new jobs

A new innovation district is anchored by adaptive reuse of the historic Rockwell buildings

Lexington Partners of Pittsburgh RFP: Lexington Technology Park 5

Neighborhood scale housing creates a transition to Point Breeze North neighborhood.

An extension of Thomas Boulevard connects to Braddock Avenue and the surrounding city.

Live/Work units and new housing activate McPherson Boulevard

A node of live/work and micro-unit housing creates activates the center of the site.

As in Bridging the Busway, smaller town houses are shown along Homewood Avenue, with larger uses of up to 4 stories shown behind biased towards the train tracks and existing commercial uses. The rendering illustrating this from the TOD study is shown at left (page 71.)

Lexington Partners drew significantly on these two city sponsored studies in developing their RFP response, in particular in crafting options for mixed-income housing on the parking lot site.

The scenario first illustrated in the original RFP response created a mix of housing types including town houses and an apartment building with sub-surface structure parking. Consistent with the Bridging the Busway and Homewood Station Transit Oriented Development Study, the Lexington Partners scheme proposed a site organization strategy that biased 2 1/2 story town houses along Homewood Avenue and an extension of McPherson, and located a larger apartment building in the eastern portion of the site adjacent to the existing commercial uses in order to minimize impact on the existing housing on Homewood Avenue and Thomas and McPherson Boulevards.

However during the RFP process concerns with the density and height of the apartment building were raised by community members, and in response the Lexington Partners team proposed a version illustrated at left that increased the number of town houses, decreased the height and density of the apartment building and significantly set the apartment building back further from Homewood Avenue.

Development Scenarios

71

Lexington Technology Park

N Homewood Ave

N Lexington Ave

McP

herson Blvd

The Lexington Technology Park and the parcels adjacent to have the potential to develop into a mixed-use district containing office uses, housing, retail and light industrial uses. The Enhanced Development Scenario illustrates a possible development strategy for this area. The addition of both new streets and new structured parking are required to maximize development on the Lexington site. The development scenario is organized around a pair of new streets linking the two disconnected parts of Thomas Boulevard.

Potential Mixed-Use Rehab

Potential New Development

Potential Structured Parking

LEXINGTON PARTNERS OF PITTSBURGH - REVISED HOUSING PROPOSAL

RFP Response Townhouse on Homewood Apartment Building Townhouses on McPherson

Revised RFP Proposal Townhouse on Homewood Additional townhouse Apartment Building - Reduced Size Moved back toward Lexington Townhouses on McPherson



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The plan of this revised scheme from the development proposal is illustrated at left. This scheme worked to achieve the recommendations put forward in Bridging the Busway to: "Build a range of housing types to create a medium density development next to Homewood Station including apartment buildings, back-to-back attached two-story units and traditional townhouses." Further it worked to follow the principles put forward in Bridging the Busway about site organization: "The site is large enough to accommodate a ranges of uses and housing types, however new buildings should decrease in scale as they move towards Homewood Avenue to relate to the 2 1/2 story houses across the street."

Following the RFP decision by the URA, the Lexington Partners team engaged Indovina Associates Architects (IAA) to act as architects for the project. After further assessing the site topography, vehicular access and building footprints in more detail, IAA then generated a series of schemes that maintain the basic principles of 1. a mix of housing types including both town houses and an apartment building, and 2. biasing any larger buildings to the east adjacent to the existing taller commercial uses.

The IAA scheme options and development is explained in the other documents provided by Lexington Partners.

Thomas Blvd

McPherson Blvd

N Le

xingt

on St

Homewood Station

Construction Junction

N Ho

mew

ood A

veMLK East Busway

Norfolk Southern Railroad

0’ 50’ 100’ N

Penn State Edible Garden

Surface Parking Limited to preserve tree canopy

100 Apartments3 Stories1 level of parking below

32 Townhouses2-3 Stories

18 Townhouses2-3 Stories

LEXINGTON PARTNERS OF PITTSBURGH - REVISED HOUSING PROPOSAL

Ultimate Solution for RFP

Used as the Basis of Design



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Guiding Principles

Inclusion Inclusion of incomes- Market rate to 50% AMI DOWN to 20 % AMI and below

Inclusions of living types – 150 living units

125 For Rent - 50 Affordable Units Townhomes & Apartments 25 For Sale Townhomes – varied sizes

Sustainability

Reduce impermeable area- Permeable paving - reduce heat island effect

Retention of trees- addition of trees

On site Storm water management – Rain Gardens and Underground storage

Mixed Use- Mixed Opportunities

Residential and Commercial uses

Community oriented – affordable housing- affordable workspaces

Community amenity- community space - cafe

Community Scale

Neighborhood scale – create neighborhoods

Pedestrian Oriented – Walkability - Connectivity

Pedestrian spine – Motor courts -multi-use hardscape

Massing

Transition from residential zone to Industrial/Commercial

Varied units – varied scale – 2, 3, 4 stories - option for 5

High quality – Varied materials



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Historic Images

Sanborn Map

Past land development maps and photos show residential density on the proposed site.



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PUBLIC

PUBLIC

PUBL

IC

PUBL

IC

Penn State Community Garden to Remain

PRIVATE

PRIVATE

PRIV

ATE



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PARK

PARK

BIZ

BIZ

BIZ

BIZ

BIZ

SCHOOLRESIDENTIAL

PROJECTSITE

SCHOOL

BIZ

Site Context

COMMERCIAL PROJECT

SITE



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Connections - Base Diagram



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Connections - Truck Traffic



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Connections - Car Traffic



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Connections - Pedestrians and Bicycles



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Connections - Traffic Network



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PUBLIC

STREETPRIVATE

STREET

PRIMARY CIRCULATION

SECONDARY CIRCULATION



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LEXINGTON TECHNOLOGY CENTER

MASTER PLAN

02-07-2019

LEXINGTON

DATE DESCRIPTION

--- ---123456789

10

NOT FOR

CONSTRUCTION

60’ 120’

Drawing Scale:1” = 60’

Thomas Boulevard

245 Parking Spaces

Meade Street

N. L

exin

gton

Str

eet

Thomas Boulevard

RESURFACED PARKING LOT

RESURFACED PARKING LOT

PROPOSED ROAD WITH SIDEWALK AND STREET TREES

PROPOSED PEDESTRIAN BRIDGE AND OUTDOOR PLAZA AREA

NEW SIDEWALK AND STREET TREES

RESURFACED ROAD AND PARKING SPACES

RENOVATED BLDG. ENTRANCE WITH STEPS, RAMPS, SIDEWALKS,

BENCHES, AND BIKE RACKS

PROPOSED SIDEWALK AND STREET TREES

113 Parking Spaces

52 Parking Spaces

18 P

aral

lel P

arki

ng S

pace

s

5 Pa

ralle

l Par

king

Spa

ces

48 Parking Spaces

59 Parking Spaces

RESURFACED PARKING LOT AND ACCESS ROAD AROUND BLDG.

NEW PARKING SPACES

S61°39’29”E 555.00’S29°28’03”W 12.00’25.00’

S29°

28’0

4”W

59

5.44

’N60°31’57”W 50.00’

N29°28’03”E 1.14’

N60°31’57”W 456.87’

N30

°15’

49”E

35

8.83

’

N65°09’41”W 236.28’

S29°

05’1

9”W

93

3.20

’

S61°39’29”E 126.35’

S29°28’03”W 5.00’



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Light Manufacturing / Maker/ Distribution

Office / Professional Services/ Healthcare

Tech /Arts/ Fashion

Loading / Service

Support / Restroom/ Mechanical

Common Space/ Lobby/ Cafe/ Flex Work

INDEX - Potential Program Categories

Vertical Circulation

Lower Lobby

ToiletsToiletsToilets

Mechanical

Basement Level Areas:Office Area = 62,999 SFR & D Area = 94,553 SFSupport Area = 2,205 SFCorridor & Etc. Area = 11,521 SFVertical Circulation Area = 1,591 SFLevel Total Area = 176,058 GSFTotal Building Area = 338,979 GSF



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First Floor Floor Plan



Tech /Arts/ Fashion

Loading / Service





Lobby

Kitchen

Flex Work/ LoungeCafe

LobbyAccessible Entrance

Accessible Entrance

Toilets

Community Room

First Level Areas:Office Area = 60,540 SFSupport Area = 524 SFCorridor & Etc. Area = 15,665 SFVertical Circulation Area = 1,487 SFLevel Total Area = 81,966 GSFTotal Building Area = 338,979 GSF[Flex Lobby = 6,873/ Cafe & Kitchen = 2,030(ALL Included in 15,665 figure)



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Second Floor Plan



Tech /Arts/ Fashion

Loading / Service





UpperLobby

Toilets

Toilets

Second Level Areas:Office Area = 51,950 SFSupport Area = 3,017 SFCorridor & Etc. Area = 8,105 SFVertical Circulation Area = 1,308 SFLevel Total Area = 69,147 GSFTotal Building Area = 338,979 GSF



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Third Floor Plan



Tech /Arts/ Fashion

Loading / Service





Roof

Roof Below

Third Level Areas:Office Area = 10,832 SFSupport Area = 220 SFVertical Circulation Area = 556 SFLevel Total Area = 11,808 GSFTotal Building Area = 338,979 GSF



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Tech /Arts/ Fashion

Loading / Service





Building Two - Lower Level

Entrance

Toilets Mechanical

Building Two

First Floor Level Areas:Office Area = 26,807 SFR & D Area = 3,571 SFSupport Area = 1,451 SFCorridor Area = 509 SFVertical Circulation Area = 149 SFLevel Total Area = 34,252 GSFTotal Building Area = 44,373 GSF



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Building Two - Upper Level



Tech /Arts/ Fashion

Loading / Service





Roof

Building Two

Second Floor Level Areas:Office Area = 6,209 SFR & D Area = 2,155 SFSupport Area = 421 SFVertical Circulation Area = 144 SFLevel Total Area = 10,121 GSFTotal Building Area = 44,373 GSF



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Enlarged Lobby Plan

Lobby

Flex Work/ Meetings

Cafeteria/ Lounge

Kitchen

Vestibule Lower Loading Level

open to below

Main Entrance

Seating

Pedestrian Bridge

stair to below

Bike Parking

Truck Clearance Below

Arrival Plaza

Seating

Seating

Cafe

Drop Off

Parking on Permeable Pavers

Parking



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3D Views



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Lexington Street

Relacement Windows

New Landscaping & Street Trees

Accessible Entry Improvements

New Canopy and Storefront Entry

New Wayfinding & Signage at Site Entrance CornerRelacement

WindowsNew Landscaping

& Street TreesAccessible Entry Improvements



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3D Views



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Site Building Strategy



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Site Landscaping Strategy



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Site Parking Strategy



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Local Precedents

-large apartment buildings with 3-4 stories

-large apartment buildings with integrated courtyards

-apartments with wooded streetscapes and vehicular and pedestrian traffic



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Local Precedents

-townhome-style residences with outdoor space

-single lane vehicular access

-interior greenspaces formed by grouped units

-integrated vegetation

-closely-spaced homes with connection to street

-mixed residential typologies



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2 1/2 Storeys2 1/2 Storeys3 Storeys3 Storeys

3 - 4 Storeys3 - 4 Storeys 3 1/2 Storeys3 1/2 Storeys

North Point Breeze Neighboorhood Precedents

Clustered HousesClustered HousesMassing & Massing & MaterialityMateriality

Scale & Roof LineScale & Roof Line DetailDetail



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Current Design - Mixed Townhouses/Triplexes on McPherson

Current Schematic Design - 150 Units Current Schematic Design - 150 Units Mixed Townhouses/Triplexes on McPhersonMixed Townhouses/Triplexes on McPherson

34 Townhomes – on site34 Townhomes – on site

6 Townhomes – McPherson/Homewood6 Townhomes – McPherson/Homewood

12 Cluster homes – McPherson/Homewood12 Cluster homes – McPherson/Homewood

98 Apartments - 4 ½ stories (5 total)98 Apartments - 4 ½ stories (5 total)

19 Units 19 Units 23 Units 23 Units 23 Units 23 Units 20 Units 20 Units 13 Units 13 Units 98 Units 98 Units



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Low Density Study - Townhouses on McPherson

Low Density Study - 150 UnitsLow Density Study - 150 UnitsTownhouses on McPhersonTownhouses on McPherson




19 Units 19 Units 23 Units 23 Units 23 Units 23 Units 20 Units 20 Units 15 Units 15 Units 100 Units 100 Units



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Mixed Density Study - Mix Townhomes / Stacked FlatsMixed Density Study - Mix Townhomes / Stacked Flats on McPherson

Mixed Density Study - 150 UnitsMixed Density Study - 150 UnitsMix Townhomes / Stacked Flats on McPhersonMix Townhomes / Stacked Flats on McPherson



24 Stacked flats – McPherson24 Stacked flats – McPherson


19 Units 19 Units 23 Units 23 Units 23 Units 23 Units 14 Units 14 Units 79 Units 79 Units



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Medium Density Study - Cluster HomesMedium Density Study - Cluster Homes on McPherson

Medium Density Study - 150 UnitsMedium Density Study - 150 UnitsCluster Homes on McPhersonCluster Homes on McPherson


27 Cluster homes – McPherson/Homewood 27 Cluster homes – McPherson/Homewood Remove existing houses Remove existing houses


19 Units 19 Units 23 Units 23 Units 23 Units 23 Units 17 Units 17 Units 82 Units 82 Units



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High Density Study - Stacked FlatsHigh Density Study - Stacked Flats on McPherson

High Density Study - 150 UnitsHigh Density Study - 150 UnitsStacked Flats on McPhersonStacked Flats on McPherson


42 Stacked flats – McPherson/Homewood 42 Stacked flats – McPherson/Homewood Remove existing houses Remove existing houses

67 Apartments - 3 full stories 67 Apartments - 3 full stories

21 Units 21 Units 23 Units 23 Units 23 Units 23 Units 67 Units 67 Units



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Current Schematic Design ViewFive Floors of Apartments, Existing Houses remain at corner Lexington & McPherson, Mix of Townhouses & Cluster Homes on McPherson

34 Townhouses

98 Apartments

12 Cluster Units(4 units per)

Townhouses face Homewood

6 Townhouses



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High Density Schematic StudyFour Floors of Apartments, Existing Houses demolished at corner Lexington & McPherson, Stacked Flats

42 Stacked Flats(6 Units per Building)

34 Townhouses

74 Apartments



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Medium Density Schematic StudyFour Floors of Apartments, Existing Houses demolished at corner Lexington & McPherson, New Triplexes

27 Cluster Houses(3/4 Units per Building)41 Townhouses

82 Apartments



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New Apartment Building +55’-7”

Neighboring Building +53’-8”


Existing Houses RemainExisting Building Beyond400 N Lexington

Ground Level +0’-0”

Studies of Apartment Elevation - Current Schematic Design

Green Roof Climbing VegetationBalconies Main Entrance Mixed Density



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Studies of Apartment Elevation - High Density on McPherson

Stack Flats BeyondGreen Roof Climbing VegetationBalconies Main Entrance

Existing Building Beyond400 N Lexington







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Triplex Beyond

Studies of Apartment Elevation - Medium Density on McPherson

Green Roof Climbing VegetationBalconies Main EntranceExisting Building Beyond400 N Lexington







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2 & 3 Level Townhouses,Various Facades

Green RoofClimbing VegetationNew Street Trees


Studies of Apartment Elevation on McPherson

Apt. Building Terrace +33’-1”

Apt. Building 4th Floor +42’-1”

Apt. Building Roof +55’-7”



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Apt. Building Roof +44’-7”

Apt. Building Terrace +33’-1”


Green RoofClimbing VegetationNew Street Trees


Studies of Apartment Elevation on McPherson



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New Street TreesParking in basement of Apartment Building



Ground Level -6’-6”

Existing Buildings Beyond400 N. Lexington

Existing House Remains New Townhouses Existing Street Trees

Site Section Studies from Jonathan - Mixed Density on McPherson



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Existing Street Trees

Site Section Studies from Jonathan - High Density on McPherson

New Stack Flats



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Existing Street TreesNew Cluster Houses


Site Section Studies from Jonathan - Medium Density on McPherson



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Total Area = 107,700 GSFTotal Area = 107,700 GSFTotal Existing Paved Area = 87,400 SF 81%Total Existing Paved Area = 87,400 SF 81%Total Exisitng Green Space = 20,300 SF 19%Total Exisitng Green Space = 20,300 SF 19%

TOTAL NEW NON PERMEABLE= 34% TOTAL EXISTING NON PERMEABLE = 81%

47% REDUCTION IN NON PERMEABLE SURFACE AREA47% REDUCTION IN NON PERMEABLE SURFACE AREA

Total Area = 107,700 GSFTotal Area = 107,700 GSFTotal Roof Area = 36,600 SF 34%Total Roof Area = 36,600 SF 34%Total Green Roof / Terrace = 11,300 SF 11%Total Green Roof / Terrace = 11,300 SF 11%Total Green Space = 42,200 SF 39% Total Green Space = 42,200 SF 39% Total Permeable Paving = 17,500 SF 16%Total Permeable Paving = 17,500 SF 16%

Green Space / Stormwater Run-Off



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Aerial View of Trees to Remain

Penn State Garden to Remain

Blue indicates Existing Trees expected to Remain

Red indicates Existing Trees expected to be demolishedTotal= 4



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3D Views and Inspiration Images

Landscaping and Greenspaces

-organized, layered, textured

-clear circulation paths

-public art

-accommodation of existing vegetation

-permeable pavement

-opportunities for plant growth

-privacy

-place-making

-minimal paving

-enclosed, sheltered



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KBK - North Poin BreezeTownhouse Material Palette

Black Stained Pine Cladding

Black Wood and Red Brick

Covered Entry AreaCourtyardBrick and Corrugated Metal

Black Corrugated Metal

Brick and Wood Cladding

Mixed Paving Surfaces

Black Corrugated Metal Roofing

Whitewashed Brick

Red Brick

White Plaster



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Zoning

UI Urban IndustrialMulti-Family Residential requires a Special Exception Attached single family requires a VarianceFour Stories 60’ permittedSpecial Exception to 85 feet for additional story1 car per unit with a 30% reduction for bicycle parking

904.07.A PurposeThe UI, Urban Industrial District, is intended to:

1. Allow mid-sized to large industries with lower external impacts on surround-ing properties and districts;

2. Provide a flexible district that addresses the growing need for easily adaptable and flexible spaces, including office parks, incubator spaces, high technology and service sector industries;

3. Allow multi-use buildings that permit assembly, inventory, sales, and business functions within the same space;

4. Encourage adaptive reuse of manufacturing buildings and allow the develop-ment of high density multi-unit residential buildings.

Site Development Standard - UI District- Minimum Lot Size: 0 sf- Maximum Floor Area Ratio: 3:1 when not located within 1,500 ft. of a Major Transit Facility

4:1 when located within 1,500 ft. of a Major Transit Facility - Minimum Front Setback none required- Minimum Rear Setback: 20 ft. when not adjacent to a way none required when adjacent to a way - Minimum Exterior Sideyard Setback 10 ft.- Minimum Interior Sideyard Setback 10 ft.- Maximum Height 60 ft. (not to exceed 4 stories)

Parking Apartments

Units 100 Required Spaces 100 Spaces Bicycle reduction 30 Spaces Required Spaces 70 Spaces Provided Interior 70 Spaces Regular 68 Spaces Accessible 2 Spaces Exterior 15 Spaces Regular 13 Spaces Accessible 2 Spaces 85 Spaces Parking Townhomes Units 50 Required Spaces 50 Spaces Bicycle reduction 15 Spaces Required Spaces 35 Spaces Provided Interior 66 Spaces Regular 66 Spaces Accessible 1 Space Exterior 9 Spaces Regular 7 Spaces Accessible 2 Spaces 75 Spaces Total Parking Required 105 Spaces Provided 160 Spaces



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SSuummmmaarryyAAppaarrttmmeennttssTotal Units 100Total Bedrooms 148Average Size 819 SF

TToowwnnhhoommeessTotal Units 50Total Bedrooms 130Average Size 1,269 SF

TToottaall PPrroojjeeccttTotal Units 150Total Bedrooms 278Average Size 969 SF 145,367

AAppaarrttmmeennttss UUnniitt MMiixxOne Bedroom 44 44.0% 22 Affordable 50% 22 Market RateOne Bedroom Plus 21 21.0% 9 Affordable 43% 12 Market RateTwo Bedroom 23 23.0% 6 Affordable 26% 17 Market RateThree Bedroom 12 12.0% 3 Affordable 25% 9 Market Rate

100 100.0% 40 40% 60 Market Rate

TToowwnnhhoouusseeTwo Bedroom 21 42.0% 7 Affordable 33% 14 Market RateThree Bedroom 29 58.0% 3 Affordable 10% 26 Market Rate

50 100.0% 10 Affordable 20% 40 Market Rate

150 50 Affordable 33% 100 Market Rate

PPaarrkkiinngg ApartmentsUnits 100Required Spaces 100 SpacesBicycle reduction 30 SpacesRequired Spaces 70 Spaces

PPrroovviiddeeddInterior 70 SpacesRegular 68 SpacesAccessible 2 SpacesExterior 15 Spaces



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Affordable Units - 50 Units

1 Bed - 22 Units

2 Bedroom - 22 Units

3 Bedroom - 6 Units


All apartment units will be Type B - Adaptable and Type C Visitable5 apartment Units will be Type A – Fully Accessible2 Townhomes will be Type A – Fully AccessibleAll Townhomes will be Type C Visitable

Market Rate Units - 75 Units



3 Bedroom - 1 Unit

Unit Mix

Rentable Units

For Sale Units

Accessibility - Universial Design



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36 of the 50 units will be set at 50% Area Median Income and below

14 of the 50 units will be set at 20% Area Median Income and below

2019 Area Median Income for Allegheny County - $79,90050% for a family of 2- $32,000; family of 3 $36,00020% for a family of 2- $19,200; family of 3 $21,600

Rental Incomes



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Apartments-For Rent

Townhouses-For Sale

Townhouses-For Sale

Townhouses -For Rent

Option 1- Low Density



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Basement Level Parking Plan1/16" = 1'-0"

0 4' 8' 16'

First Floor Plan1/16" = 1'-0"

Multi-Family Building -Basement Parking Floor 20,175 SFFirst Floor Plan 24,500 SFSecond Floor Plan 24,500 SFThird Floor Plan 24,500 SFFourth Floor Plan 14,165 SFFifth Floor Plan 19,890 SF

Gross Area: 127,730 SF100 Units

66'-0

"30

'-6"

5'-0

"30

'-6"

223'-5"

150'

-0"

66'-0"

66'-0"

125'

-41 2"

Parking70 Spaces

Apartment Building - Basement Level Floor PlanGross Area: 24,650 sf60 Parking Spaces

30'-6

"

Trash

Parking4 Spaces

Parking7 Spaces

Parking12 Spaces

Parking16 Spaces

Parking7 Spaces

Parking24 Spaces

Lobby

Community Room

Vestibule

Women

LobbyElevator

50'-0

"

223'-5"

150'

-0"

66'-0"

66'-0"

103'

-43 16

"

Unit 18Unit 19Unit 17

Unit 16

Unit 13 Unit 12 Unit 10 Unit 9 Unit 8

Unit 7

Unit 6

Unit 3

Unit 1Unit 4

941 SF863 SF

665 SF

750 SF

980 SF 1,010 SF

768 SF

670 SF

768 SF

1,022 SF768 SF768 SF 935 SF

ManagementOffice

Meeting/Conference

Electrical

Mechanical

Mail

ElevatorEquipment

Exercise

Vestibule

Entrance

Apartment Building - First Floor PlanGross Area: 27,125 sf19 Units

MenJanitor

800 SF

Unit 5980 SF

Unit 2800 SF

Equipment

Storage

Unit 11768 SF 935 SF

40'-0

"

Unit 14

Unit 15655 SF

Trash

Maintenance

First Floor PlanBasement Parking Plan

A-1.01

Date

Revisions

Project Number


3185 Penn Ave.Pittsburgh, PA 15201p 412.363.3800f 412.248.4185

Sheet No.

19112

May 1, 2019

© Indovina Associates Architects, L.L.C. 2019

All dimensions and existing conditions shall be checked andverified by Contractor at the site. Any discrepancy shall bereported to the Architect in writing.

Lexi

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Regular 7 SpacesAccessible 2 Spaces

75 Spaces

TToottaall PPaarrkkiinnggRReeqquuiirreedd 110055 SSppaacceessPPrroovviiddeedd 116600 SSppaacceess

MMuullttii--FFaammiillyy UUnniittss BBeeddrroooommssOOnnee BBeeddrroooomm

OOnnee BBeeddrroooomm PPlluuss TTwwoo BBeeddrroooommss

Ground Floor 27,125 Unit 1 1,010 SF 3Unit 2 800 SF 1 1Unit 3 768 SF 1 1Unit 4 980 SF 2 1Unit 5 980 SF 2 1Unit 6 670 SF 1 1Unit 7 768 SF 1 1Unit 8 1,022 SF 3Unit 9 935 SF 2 1Unit 10 935 SF 2 1Unit 11 768 SF 1 1Unit 12 768 SF 1 1Unit 13 768 SF 1 1Unit 14 750 SF 1 1Unit 15 655 SF 1 1Unit 16 665 SF 1 1Unit 17 863 SF 2 1Unit 18 941 SF 2 1Unit 19 800 SF 1 1

19 29 5 7 5Total Area 15,846 AAvveerraaggee 883344 SSFF

Second Floor Gross Area 23,060 Unit 1 1,120 SF 3Unit 2 1,120 SF 3Unit 3 715 SF 1 1Unit 4 715 SF 1 1Unit 5 765 SF 1 1Unit 6 810 SF 1 1Unit 7 685 SF 1 1Unit 8 685 SF 1 1Unit 9 1,022 SF 3Unit 10 985 SF 2 1Unit 11 768 SF 1 1Unit 12 985 SF 2 1Unit 13 768 SF 1 1Unit 14 940 SF 2 1Unit 15 768 SF 1 1Unit 16 768 SF 1 1Unit 17 715 SF 1 1Unit 18 945 SF 2 1Unit 19 750 SF 1 1



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Second Floor Plan1/16" = 1'-0"

0 4' 8' 16'

TRUE

PLAN

Third Floor Plan1/16" = 1'-0"

37'-6

"

33'-0

"

12'-3"

66'-0

"30

'-6"

5'-0

"

30'-6

"

223'-5"

150'

-0"

66'-0"

66'-0"

103'

-43 16

"

Unit 22

Unit 21

Unit 20

Unit 19 Unit 17 Unit 16 Unit 15 Unit 13 Unit 11 Unit 9

Unit 14 Unit 12 Unit 10

Unit 8

Unit 7

Unit 5

Unit 3

Unit 1

Unit 4

Unit 2

Unit 6

725 SF

855 SF

810 SF

715 SF

1,120 SF 1,120 SF

715 SF

765 SF

685 SF

1,022 SF768 SF 768 SF 768 SF 768 SF 768 SF

855 SF 855 SF

Apartment Building - Second Floor PlanGross Area: 23,060 sf (Incl. Circulation ~ 2,000 sf)23 Units with average size of ~ 800 sf

LobbyElevator

768 SF

Unit 18

750 SF

Unit 23863 SF

665 SF

655 SF

795 SF

Roof Terrace

Trash

Utility/Storage

33'-0

"

12'-3"

66'-0

"

30'-6

"5'

-0"

30'-6

"

223'-5"

150'

-0"

66'-0"

66'-0"

103'

-43 16

"

Unit 17 Unit 15 Unit 13 Unit 11 Unit 9

Unit 12 Unit 10

Unit 8

Unit 7

Unit 5

Unit 3

Unit 1

Unit 4

Unit 2

Unit 6810 SF

715 SF

1,120 SF 1,120 SF

715 SF

765 SF

685 SF

1,022 SF768 SF715 SF 768 SF 768 SF 768 SF 768 SF

985 SF 985 SF

Apartment Building - Third Floor PlanGross Area: 23,060 sf (Incl. Circulation ~ 2,000 sf)23 Units with average size of ~ 800 sf

Unit 18

66'-0"

37'-6

"

Unit 22

Unit 21

Unit 20

725 SF

Unit 18

863 SF

665 SF

655 SF

945 SF

Unit 19750 SF

Unit 23

Unit 14940 SF

Unit 10985 SF 985 SF

725 SF

Trash

Utility/Storage

Third Floor PlanSecond Floor Plan

A-1.02

Date

Revisions

Project Number



Sheet No.

19112

May 1, 2019



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75 Spaces







Unit 20 655 SF 1 1Unit 21 665 SF 1 1Unit 22 863 SF 2 1Unit 23 725 SF 1 1

23 34 10 5 5Total Area 18,937 Average 823

Third Floor Gross Area 23,060 Unit 1 1,120 SF 3Unit 2 1,120 SF 3Unit 3 715 SF 1 1Unit 4 715 SF 1 1Unit 5 765 SF 1 1Unit 6 810 SF 1 1Unit 7 685 SF 1 1Unit 8 685 SF 1 1Unit 9 1,022 SF 3Unit 10 985 SF 2 1Unit 11 768 SF 1 1Unit 12 855 SF 2 1Unit 13 768 SF 1 1Unit 14 855 SF 2 1Unit 15 768 SF 1 1Unit 16 768 SF 1 1Unit 17 715 SF 1 1Unit 18 945 SF 2 1Unit 19 750 SF 1 1Unit 20 655 SF 1 1Unit 21 665 SF 1 1Unit 22 863 SF 2 1Unit 23 725 SF 1 1


Fourth Floor Gross Area 20,420 Unit 1 1,120 SF 3Unit 2 1,120 SF 3Unit 3 715 SF 1 1Unit 4 715 SF 1 1Unit 5 765 SF 1 1Unit 6 810 SF 2 1Unit 7 685 SF 1 1Unit 8 685 SF 1 1Unit 9 1,022 SF 3Unit 10 985 SF 2 1Unit 11 768 SF 1 1Unit 12 855 SF 2 1Unit 13 768 SF 1 1Unit 14 855 SF 2 1Unit 15 768 SF 1 1Unit 16 768 SF 1 1Unit 17 715 SF 1 1Unit 18 945 SF 2 1Unit 19 750 SF 1 1Unit 20 655 SF 1 1

20 31 8 4 5


75 Spaces









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Fourth Floor Plan1/16" = 1'-0"

0 4' 8' 16'

TRUE

PLAN

Fifth Floor Plan1/16" = 1'-0"

33'-0

"

12'-3"

66'-0

"30

'-6"

5'-0

"30

'-6"

223'-5"

150'

-0"

66'-0"

66'-0"

65'-1

11 4"

Apartment Building - Fourth Floor PlanGross Area: 20,420 sf20 Units

Roof Terrace

Unit 18 Unit 17 Unit 15 Unit 13 Unit 11 Unit 9 Unit 8

Unit 7

Unit 5

Unit 3

Unit 1

Unit 4

Unit 2

Unit 6810 SF

715 SF

1,120 SF 1,120 SF

715 SF

765 SF

685 SF

1,022 SF768 SF715 SF 768 SF 768 SF 768 SF 768 SF

Unit 20965 SF

Unit 10985 SF 985 SFUnit 16

640 SFUnit 14860 SF

Unit 12

Unit 19750 SF

Trash

Utility/Storage

66'-0

"30

'-6"

5'-0

"30

'-6"

223'-5"

150'

-0"

66'-0"

66'-0"

103'

-33 8"

Unit 14 Unit 12 Unit 10 Unit 8 Unit 6 Unit 5

Unit 13 Unit 11 Unit 9 Unit 7

Unit 4

Unit 3

Unit 2

Unit 1

760 SF 855 SF

810 SF

765 SF

685 SF

1,022 SF768 SF715 SF 768 SF 768 SF 768 SF 768 SF

855 SF 855 SF

Roof

Roof

Apartment Building - Fifth Floor PlanGross Area: 14,415 sf14 Units

30'-6

"

Trash

Utility/Storage

Fifth Floor PlanFourth Floor Plan

A-1.03

Date

Revisions

Project Number



Sheet No.

19112

May 1, 2019



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Unit 20 655 SF 1 1Unit 21 665 SF 1 1Unit 22 863 SF 2 1Unit 23 725 SF 1 1


Third Floor Gross Area 23,060 Unit 1 1,120 SF 3Unit 2 1,120 SF 3Unit 3 715 SF 1 1Unit 4 715 SF 1 1Unit 5 765 SF 1 1Unit 6 810 SF 1 1Unit 7 685 SF 1 1Unit 8 685 SF 1 1Unit 9 1,022 SF 3Unit 10 985 SF 2 1Unit 11 768 SF 1 1Unit 12 855 SF 2 1Unit 13 768 SF 1 1Unit 14 855 SF 2 1Unit 15 768 SF 1 1Unit 16 768 SF 1 1Unit 17 715 SF 1 1Unit 18 945 SF 2 1Unit 19 750 SF 1 1Unit 20 655 SF 1 1Unit 21 665 SF 1 1Unit 22 863 SF 2 1Unit 23 725 SF 1 1


Fourth Floor Gross Area 20,420 Unit 1 1,120 SF 3Unit 2 1,120 SF 3Unit 3 715 SF 1 1Unit 4 715 SF 1 1Unit 5 765 SF 1 1Unit 6 810 SF 2 1Unit 7 685 SF 1 1Unit 8 685 SF 1 1Unit 9 1,022 SF 3Unit 10 985 SF 2 1Unit 11 768 SF 1 1Unit 12 855 SF 2 1Unit 13 768 SF 1 1Unit 14 855 SF 2 1Unit 15 768 SF 1 1Unit 16 768 SF 1 1Unit 17 715 SF 1 1Unit 18 945 SF 2 1Unit 19 750 SF 1 1Unit 20 655 SF 1 1

20 31 8 4 5

Total Area 16,469 Average 823

Fifth Floor Gross Area 14,451 Unit 1 810 SF 1 1Unit 2 765 SF 1 1Unit 3 685 SF 1 1Unit 4 1,022 SF 3Unit 5 768 SF 1 1Unit 6 768 SF 1 1Unit 7 855 SF 2 1Unit 8 768 SF 1 1Unit 9 855 SF 2 1Unit 10 768 SF 1 1Unit 11 855 SF 2 1Unit 12 768 SF 1 1Unit 13 760 SF 1 1Unit 14 715 SF 1 1Unit 15 760 SF 1 1

15 20 11 0 3Total Area 11,922 108,116 Average 795

TToowwnnhhoommee UUnniittss AArreeaa BBeeddrroooommss TTwwoo BBeeddrroooommss TThhrreeee BBeeddrrooooPPaarrkkiinngg SSppaacceessUnit 1 1,493 SF 3 1 1Unit 2 1,173 SF 3 1 1Unit 3 1,173 SF 2 1 1Unit 4 1,173 SF 2 1 1Unit 5 1,493 SF 3 1 1Unit 6 1,173 SF 3 1 1Unit 7 993 SF 2 1 1Unit 8 993 SF 2 1 1Unit 9 1,022 SF 2 1 1Unit 10 1,493 SF 3 1 1Unit 11 1,173 SF 3 1 1Unit 12 993 SF 2 1 1Unit 13 993 SF 2 1 1Unit 14 993 SF 2 1 1Unit 15 1,493 SF 3 1 1Unit 16 1,173 SF 3 1 1Unit 17 993 SF 2 1 1Unit 18 993 SF 2 1 1Unit 19 1,493 SF 3 1 1Unit 20 993 SF 2 1 1Unit 21 1,173 SF 3 1 1Unit 22 1,173 SF 3 1 1Unit 23 1,493 SF 3 1 1Unit 24 1,173 SF 3 1 1Unit 25 993 SF 2 1 1Unit 26 993 SF 2 1 1Unit 27 1,493 SF 3 1 1Unit 28 1,173 SF 3 1 1Unit 29 993 SF 2 1 1Unit 30 993 SF 2 1 1Unit 31 1,173 SF 3 1 1Unit 32 1,493 SF 3 1 1Unit 33 1,173 SF 3 1 1


75 Spaces









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Total Area 16,469 Average 823

Fifth Floor Gross Area 14,451 Unit 1 810 SF 1 1Unit 2 765 SF 1 1Unit 3 685 SF 1 1Unit 4 1,022 SF 3Unit 5 768 SF 1 1Unit 6 768 SF 1 1Unit 7 855 SF 2 1Unit 8 768 SF 1 1Unit 9 855 SF 2 1Unit 10 768 SF 1 1Unit 11 855 SF 2 1Unit 12 768 SF 1 1Unit 13 760 SF 1 1Unit 14 715 SF 1 1Unit 15 760 SF 1 1

15 20 11 0 3Total Area 11,922 108,116 Average 795

TToowwnnhhoommee UUnniittss AArreeaa BBeeddrroooommss TTwwoo BBeeddrroooommss TThhrreeee BBeeddrrooooPPaarrkkiinngg SSppaacceessUnit 1 1,493 SF 3 1 1Unit 2 1,173 SF 3 1 1Unit 3 1,173 SF 2 1 1Unit 4 1,173 SF 2 1 1Unit 5 1,493 SF 3 1 1Unit 6 1,173 SF 3 1 1Unit 7 993 SF 2 1 1Unit 8 993 SF 2 1 1Unit 9 1,022 SF 2 1 1Unit 10 1,493 SF 3 1 1Unit 11 1,173 SF 3 1 1Unit 12 993 SF 2 1 1Unit 13 993 SF 2 1 1Unit 14 993 SF 2 1 1Unit 15 1,493 SF 3 1 1Unit 16 1,173 SF 3 1 1Unit 17 993 SF 2 1 1Unit 18 993 SF 2 1 1Unit 19 1,493 SF 3 1 1Unit 20 993 SF 2 1 1Unit 21 1,173 SF 3 1 1Unit 22 1,173 SF 3 1 1Unit 23 1,493 SF 3 1 1Unit 24 1,173 SF 3 1 1Unit 25 993 SF 2 1 1Unit 26 993 SF 2 1 1Unit 27 1,493 SF 3 1 1Unit 28 1,173 SF 3 1 1Unit 29 993 SF 2 1 1Unit 30 993 SF 2 1 1Unit 31 1,173 SF 3 1 1Unit 32 1,493 SF 3 1 1Unit 33 1,173 SF 3 1 1Unit 34 993 SF 2 1 1Unit 35 1,600 SF 3 1 2Unit 36 1,600 SF 3 1 2Unit 37 1,120 SF 2 1 2Unit 38 1,600 SF 3 1 2Unit 39 1,600 SF 3 1 2Unit 40 1,120 SF 2 1 2Unit 41 1,600 SF 3 1 2Unit 42 1,600 SF 3 1 2Unit 43 1,120 SF 2 1 2Unit 44 1,600 SF 3 1 2Unit 45 1,600 SF 3 1 2Unit 46 1,120 SF 2 1 2Unit 47 1,600 SF 3 1 2Unit 48 1,600 SF 3 1 2Unit 49 1,600 SF 3 1 2Unit 50 1,440 SF 3 1 2

50 63,471 130 24 26 66



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