LA Grocery - Renovation & Expansion: Envisioning Study

LA GROCERY

RENOVATION & EXPANSION: ENVISIONING STUDY

“NEVER UNDERESTIMATE THE POWER OF FOOD TO TURN A PLACE AROUND AND MAKE IT A DESTINATION.” -ELLEN DUNHAM-JONES

CONTENTS

SECTION 01

DESIGN BRIEF

PG. 06

SECTION 02

EXISTING CONDITIONS

PG. 16

SECTION 03

DESIGN OPTIONS

PG. 34

SECTION 04

REFINED DESIGN

PG. 48

SECTION 05

ESTIMATE OF PROBABLE COST PG. 68

LA GROCERY // ENVISIONING STUDY

DESIGN BRIEF

SECTION 01

6

LA GROCERY // ENVISIONING STUDY

7

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

PROJECT BACKGROUND

PROJECT OVERVIEW

Located in the Larimer neighborhood, LA Grocery is seeking to explore potential strategies for the renovation and possible expansion of the storefront’s site at 511 Larimer Ave, Pittsburgh, PA 15206, and two adjacent lots to the east and west side of the building. LA Grocery owns the building (124-J-237) and the empty lot to the east (124-J-236), and is working in partnership with the City of Pittsburgh who owns the adjacent lot to the west (124-J-238). LA Grocery has received a $25,000 grant from Design Center Pittsburgh, and is working in partnership with the Larimer Consensus Group and Bridgeway Capital to support this project.

LA Grocery, and its partners, wish to explore the potential renovation and expansion of the current storefront in Larimer. The current property use includes the grocery store on the first floor, and two 2-bedroom apartments on the second and third floors. The adjacent lots are currently used for parking and storage. The owners of LA Grocery are looking to rehab the current structure and explore the opportunity to expand the grocery store to offer more fresh food to the community as part of the Just Harvest food program. With the expanded services, the store is looking to better serve the existing residents of the community, as well as the increased population to come in the next 2-5 years.

LA Grocery is one of the last remaining community grocery stores in the neighborhood of Larimer whose focus is to provide food and other essential services to the neighborhood. As the community is redeveloping through the current HUD Choice Neighborhood program, it is expected that the residential and commercial assets of the community will be rebuilt, rehabbed and expanded.

As part of this initiative, LA Grocery is interested in expanding and renovating its site to provide expanded services and products to the community. LA Grocery is working with the Larimer Consensus Group who is coordinating the redevelopment efforts with current residents and businesses.

Concepts should consider redevelopment of the existing building for mixed use that reflects the needs of the owner and retail clientele. Designs should include retail space, restaurant/kitchen space, building system needs and upgrades, upstairs living areas, accessibility, security, and off – street parking. The owners would also like there to be consideration of the needs of the community such as a community message board, 24-hour service window or an ATM, as well as context of the neighborhood character and identity in line with the Larimer community plan.

124-J-238 124-J-237

RIM

W

DO

EA

M ET

RE

ST

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LA

8

E

NU

E AV ER

124-J-236

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

LA GROCERY // ENVISIONING STUDY

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DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST LA GROCERY // ENVISIONING STUDY

10

According to a 2012 federal report, among cities of its size (with populations of 250,000 500,000) Pittsburgh has the largest percentage of people residing in communities with “lowsupermarket access” (LSA) – food deserts.

Nearly half (145,245) of Pittsburgh residents experience this low access and 71% of them are low-income.

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

LA GROCERY // ENVISIONING STUDY

CONTEXT DIAGRAM: GROCERY STORES

11

JUST HARVEST

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DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

ORGANIZATIONAL MISSION:

12

“Just Harvest educates, empowers and mobilizes people to eliminate hunger, poverty, and economic injustice in our communities by influencing public policy, engaging in advocacy, and connecting people to public benefits.”

JUST HARVEST ADVOCATES AND WORKS TOWARD POLICIES WHICH: 1. Meet food and other human needs on an emergency and on-going basis; 2. Foster an end to poverty and hunger, and to the conditions which maintain and perpetuate poverty and hunger; 3. Foster social, political and economic equality;

CORE VALUES: • Everyone has a fundamental right to food.

Hunger is unacceptable.

• All people, regardless of their economic circumstances, are entitled to dignity, rights, and a voice in policies that affect them.

• Hunger is political, and to end it requires collective political will.

• Sound public policy that promotes economic justice is the first and best line of defense against hunger and poverty.

4. Protect the economic security, dignity and rights of low-income people; 5. Maximize participation of poor people in the matters which affect their lives; 6. Promote/advocate international policies designed to meet basic human needs of poor people, and to maximize participation by those people; 7. Empower people to act in their own behalf.

• Just Harvest constituents’ perspectives shape the organization’s approach to addressing policy issues and providing services.

Such policies include, but are not limited to, policies which:

VISION STATEMENT:

2. Make structural changes in existing programs to insure access to adequate assistance;

Just Harvest dramatically reduces hunger in local communities by empowering people in need to obtain the public benefits that are their right. By educating people about how to hold those in the public policy arena accountable for eliminating poverty and hunger, Just Harvest serves as a valuable community resource.

As the region’s recognized authority on hunger and poverty issues, Just Harvest shapes public opinion on the appropriate role of government in eradicating hunger and poverty. We are the undisputed leader in this field.

1. Work toward adequate funding for food and other basic needs;

3. Insure that programs provide high quality service; 4. Insure that privacy, dignity and rights of poor people are respected; 5. Change the priorities that lead to hunger and poverty.

FOR MORE INFORMATION ON JUST HARVEST PLEASE VISIT: HTTP://WWW.JUSTHARVEST.ORG

FRESH CORNERS FOOD DESERTS:

Fresh Corners is a program of Allegheny County Health Department’s Live Well Allegheny, which is a comprehensive, innovative strategy on wellness that embraces a broad concept of living well to include physical health, mental wellness, personal and community safety, prevention and preparedness, and much more. Fresh Corners is a sponsored initiative of Just Harvest.

The USDA defines food deserts as lowincome communities with a poverty rate of 20 percent or more that are located one mile from a supermarket or grocery store (or ten miles in a rural setting). However, much debate over this definition continues. The USDA definition misses out on several important factors that help to define food access. The USDA does not account for the unique geographic elements of place. In Allegheny County there are many communities that are located within a mile from a grocery store, but separated by steep hills that severely impede walkability.

What can be under a mile as the crow flies, is often much more distant because residents must take routes that account for the unique hilly topography of the region.

Fresh Corners is a healthy corner store initiative whose intent is to improve access to healthy food in underserved neighborhoods in Allegheny County by partnering with local store owners to provide affordable access to fresh, nutritious, foods. L.A. Grocery is one of four collaborating community grocery stores.

SERVICES: Fresh Corners connects community grocery store owners with the resources, training, financing, and marketing support necessary in order to ensure success of their businesses.

METHODOLOGY:

STORE REQUIREMENTS: Stock at least five varieties of produce.

Join SNAP retailer network.

Allow Just Harvest Education Fund to complete Nutrition Environment Measures Survey (NEMS) & Collect Store Data.

Complete ACHD Food Safety & Training Review store display layout w/ Just Harvest

FOR MORE INFORMATION ON FRESH CORNERS PLEASE VISIT: HTTP://WWW.JUSTHARVEST.ORG/FRESH-CORNERS-A-HEALTHYCORNER-STORE-PROGRAM-TO-IMPROVE-FOOD-ACCESS

LA GROCERY // ENVISIONING STUDY

Fresh Corners begins with a series of neighborhood assessments, stakeholder meetings, and focus groups to identify the corner store owners and communities that can benefit from improved access to healthy foods. They make sure that any store that joins the Fresh Corners network is also a SNAP retailer so that healthy foods can be purchased with food stamps. Store owners are supplied with the information and materials they need, and shoppers are provided with nutritional information, through the Green Light Foods mobile app, so they can make informed purchases.

Moreover, the USDA does not take into account the significance of transportation access. In some communities overall poverty levels are low, but the number of residents without access to a vehicle is high and public transportation access is low. There is no fully definitive meaning for food deserts and scholars are still debating an acceptable standard. However, one thing is clear; those interested in food deserts should consider the full range of elements and in what way those factors affect resident access.

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

ORGANIZATIONAL INITIATIVE:

13

CLIENT DIRECTED BUILDING PROGRAM

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

GROCERY STORE • • • • • • • • • • • • • • • • • • • •

KITCHEN - EXPANDED KITCHEN WITH MORE SPACE FOR PREPARING FOOD 3 BASIN SINK IN KITCHEN REFRIGERATED LUNCH MEAT DISPLAY COUNTER SPACE FOR PANINI GRILLS COMMERCIAL COOLER & FREEZER REPLACEMENT GREASE TRAP REPLACEMENT HVAC REPLACEMENT CLOSED CIRCUIT SECURITY CAMERA SYSTEM BASEMENT - FULL BASEMENT UNDER NEW ADDITION (W/ REFRIGERATED STORAGE) FOR DRY AND COLD STORAGE 2 CHECKOUT REGISTER LOCATIONS REQUIRED SHELVING AT 5’-0” A.F.F. MAXIMUM HEIGHT - IMPROVED STORE VISIBILITY, THEFT PREVENTION, & ACCESSIBILITY FOR CLIENTELE PERISHABLE FOOD DISPLAY (AT LEAST ENOUGH ROOM FOR 5 TYPES OF PRODUCE) STANDALONE ATM COMMUNITY MESSAGE BOARD CIGARETTE DISPLAY BEHIND CHECKOUT REGISTER BULLET-PROOF GLASS STOREFRONT FACADE INTERIOR SECURITY GATES CODE COMPLIANT RESTROOMS IMPROVED EXTERIOR CURB APPEAL OFF-STREET PARKING

APARTMENTS • • • • • • • •

LIVING ROOM REQUIRED (CURRENTLY NONE) 2 - 3 BEDROOM UNITS 2 BATHROOMS (WITH AT LEAST 1 TUB / SHOWER COMBINATION) IMPROVED CLOSET / STORAGE SPACE REPLACEMENT HVAC SYSTEMS SEPARATE UTILITY METERS FOR UNITS SEPARATE WASHER & DRYER CONNECTIONS (CURRENTLY SHARED IN BASEMENT) BEDROOMS FACING THE STREET

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BUILDING / SITE

14

• • • • • • • • •

REPLACEMENT ROOF REPLACEMENT WINDOWS ACCESS DRIVE FOR BOX TRUCKS EXTERIOR NIGHT-TIME WALK-UP WINDOW ADEQUATE EXTERIOR LIGHTING FOR WALK-UP WINDOW AND REAR OF BUILDING PARKING AREA FOR BOX TRUCKS REPLACEMENT DUMPSTER W/ ENCLOSURE AND GATE SITE FENCING DEDICATED PARKING SPACES FOR RESIDENTIAL TENANTS (TO BE FENCED OFF FROM GENERAL PUBLIC).

ADDED AREA

COMBINED TOTAL CIRCULATION: 63 S.F.

CIRCULATION: 53 S.F.

UNIT #2: 658 S.F.

L3

711 S.F. 1380 S.F.

L3

UNIT #2: 1317 S.F.

CIRCULATION: 172 S.F. CIRCULATION: 103 S.F.

UNIT #1: 609 S.F.

L2

711 S.F. 1380 S.F.

+

RESTROOM: 40 S.F.

L2

=

RESTROOM: 55 S.F. CIRCULATION: 106 S.F.

BOH: 337 S.F.

CIRCULATION: 170 S.F.

STORE: 537 S.F.

UNIT #1: 1205 S.F.

G

747 S.F. 1602 S.F.

G

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

EXISTING BUILDING

STORE: 1104 S.F. CIRCULATION: 42 S.F. STORAGE: 60 S.F.

CIRCULATION: 25 S.F. STORAGE: 95 S.F.

B

723 S.F. 1659 S.F.

B

BASEMENT: 1557 S.F.

LA GROCERY // ENVISIONING STUDY

BASEMENT: 603 S.F.

15

LA GROCERY // ENVISIONING STUDY

EXISTING CONDITIONS

SECTION 02

16

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DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

SITE ZONING

SITE DEVELOPMENT STANDARD: LOCAL NEIGHBOROOD COMMERCIAL DISTRICT Minimum Lot Size

0

Maximum Floor Area Ratio

2:1

Maximum Lot Coverage

90%

Minimum Front Setback

none required

Minimum Rear Setback when not adjacent to a way

LA GROCERY // ENVISIONING STUDY

when adjacent to a way

18

20 ft. none required

Minimum Exterior Sideyard Setback

none required

Minimum Interior Sideyard Setback

none required

Maximum Height

45 ft. (not to exceed 3 stories)

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

LA GROCERY // ENVISIONING STUDY

SCALE: 1/16” = 1’-0”

32ft

16ft

0

EXISTING SITE PLAN

1

19

20

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DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

BASEMENT

001

STORAGE

002

2

EXISTING BASEMENT LEVEL

SCALE: 1/8” = 1’-0”

0

8ft

16ft

BATHROOM CLEARANCES NOT CODE COMPLIANT REF. DISPLAY CASE

MOVEABLE SHELVING

SODA

SODA

104

GROCERY STORE 101

VESTIBULE

FIXED SHELVING

HALL

102

PRODUCE

FIXED SHELVING

UP

BATHROOM

SODA

MOVEABLE SHELVING

SODA

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

KITCHEN PLUMBING NOT CODE COMPLIANT

CHECK OUT

103

ICECREAM

EXISTING GROUND LEVEL SCALE: 1/8” = 1’-0”

0

8ft

16ft

LA GROCERY // ENVISIONING STUDY

3

21

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DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

EGRESS STAIR SHOULD BE COVERED

22

STAIR LANDING & TREAD RISER NOT CODE COMPLIANT

DN

BEDROOM 203

HALL 201 REF.

BATHROOM CLEARANCES NOT CODE COMPLIANT

MULTIPURPOSE ROOM 202 UP

STORAGE 206

HALL

BATHROOM

205

207

STORAGE 212

HALL 204

4

BEDROOM

BEDROOM

208

210

CLOSET

CLOSET

209

211

EXISTING SECOND LEVEL SCALE: 1/8” = 1’-0”

0

8ft

16ft

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

HALL 301

STORAGE 303

DN

BATHROOM CLEARANCES NOT CODE COMPLIANT

MULTIPURPOSE ROOM 302

BATH 304

CLOSET

306

308

EXISTING THIRD LEVEL SCALE: 1/8” = 1’-0”

BED ROOM

BED ROOM

305

307

0

8ft

16ft

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5

CLOSET

23

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

Top of Parapet 35' - 9"

Roof 31' - 0"

Level 3 22' - 0"

Level 2 12' - 0"

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Level 1 0' - 0"

24

6

EXISTING SOUTH ELEVATION SCALE: 1/8” = 1’-0”

0

8ft

16ft

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

LA GROCERY // ENVISIONING STUDY

SCALE: 1/8” = 1’-0”

16ft

8ft

0

EXISTING WEST ELEVATION

7

25

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

Top of Parapet 35' - 9"

Roof 31' - 0"

Level 3 22' - 0"

Level 2 12' - 0"

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Level 1 0' - 0"

26

8

EXISTING NORTH ELEVATION SCALE: 1/8” = 1’-0”

0

8ft

16ft

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

LA GROCERY // ENVISIONING STUDY

SCALE: 1/8” = 1’-0”

16ft

8ft

0

EXISTING EAST ELEVATION

9

27

28

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DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

LA GROCERY // ENVISIONING STUDY

29

30

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DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

LA GROCERY // ENVISIONING STUDY

31

32

LA GROCERY // ENVISIONING STUDY

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

LA GROCERY // ENVISIONING STUDY

33

LA GROCERY // ENVISIONING STUDY

DESIGN OPTIONS

SECTION 03

34

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35

36

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1

SCALE: 1/16” = 1’-0”

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

BASEMENT LEVEL GROUND LEVEL

SECOND LEVEL

THIRD LEVEL

OPTION A - FLOOR PLANS

0

16ft

32ft

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

SCALE: NTS

LA GROCERY // ENVISIONING STUDY

OPTION A - AXONOMETRIC

2

37

38

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1

SCALE: 1/16” = 1’-0”

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

BASEMENT LEVEL GROUND LEVEL

SECOND LEVEL

THIRD LEVEL

OPTION B - FLOOR PLANS

0

16ft

32ft

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

SCALE: NTS

LA GROCERY // ENVISIONING STUDY

OPTION B - AXONOMETRIC

2

39

40

LA GROCERY // ENVISIONING STUDY

1

SCALE: 1/16” = 1’-0”

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

BASEMENT LEVEL GROUND LEVEL

SECOND LEVEL

THIRD LEVEL

OPTION C - FLOOR PLANS

0

16ft

32ft

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

SCALE: NTS

LA GROCERY // ENVISIONING STUDY

OPTION C - AXONOMETRIC

2

41

42

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1

SCALE: 1/16” = 1’-0”

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

BASEMENT LEVEL GROUND LEVEL

SECOND LEVEL

THIRD LEVEL

OPTION D - FLOOR PLANS

0

16ft

32ft

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

SCALE: NTS

LA GROCERY // ENVISIONING STUDY

OPTION D - AXONOMETRIC

2

43

44

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1

SCALE: 1/16” = 1’-0”

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

BASEMENT LEVEL GROUND LEVEL

SECOND LEVEL

THIRD LEVEL

OPTION E - FLOOR PLANS

0

16ft

32ft

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

SCALE: NTS

LA GROCERY // ENVISIONING STUDY

OPTION E - AXONOMETRIC

2

45

46

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1

SCALE: 1/16” = 1’-0”

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

BASEMENT LEVEL GROUND LEVEL

SECOND LEVEL

THIRD LEVEL

OPTION F - FLOOR PLANS

0

16ft

32ft

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

SCALE: NTS

LA GROCERY // ENVISIONING STUDY

OPTION F - AXONOMETRIC

2

47

LA GROCERY // ENVISIONING STUDY

REFINED DESIGN

SECTION 04

48

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49

LA GROCERY // ENVISIONING STUDY

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

BORROWING FROM THE PAST

50

The two maps to the right, a Sanborn Fire Insurance map from 1920 and a Google aerial photograph from 2015, attest to the transformational forces affecting the urban fabric of Larimer. Larimer was originally settled

by Germans in the latter half of the 19th century. By the early 1900s, Italian immigrants from Abruzzi, Calabria, Campania, Sicily, and other northern regions of Italy became the dominant ethnic group to comprise Larimer.

These residents were slightly more affluent then their fellow kinsmen who settled in Bloomfield around the same time period. The residents of Bloomfield erected modest wood frame row-houses while those who settled in Larimer erected somewhat nicer detached masonry homes with small yards. Within the span of about 20 years Larimer was transformed from sleepy little suburb on the outskirts of East Liberty to a bustling neighborhood complete with concrete foundries and commercial bakeries along Lincoln Avenue (some of which still exists today). The block in which LA Grocery is located today is the site of the community’s once thriving commercial district of which very little remains.

The 1960s represents a turning point for Larimer and other communities within the East End of Pittsburgh. As the development of suburbs farther out from the urban fabric of the city centers ramped up, residents began to flee the cities. This process was hastened by the urban renewal projects of East Liberty and the construction of a 320 unit housing project on Larimer Avenue adjacent to the entrance of Larimer from East Liberty. The once proud masonry homes of the Italian immigrants are now either abandoned or neglected by absentee landlords, and the residents of the community, predominately African-American, are among the poorest in Pittsburgh.

In June of 2014, the residents of Larimer successfully applied for and received a grant of $30 million to rebuild the gutted neighborhood. The grant, provided through the US Department of Housing and Development, was utilized to construct over 350 units of mixed-income housing. With the population of Larimer finally increasing again after withering for so long the community desperately needs urban amenities to activate and define a sense of place for the residents of the neighborhood.

With this in mind, the design team of AE7 has proposed a two phase masterplan for the city block in which LA Grocery resides. The first phase of the masterplan is the addition and renovation of the grocery store building and improvements of the site. The second phase of development would consist of a single story community hall / dining space (adjacent to the grocery store) and

a two story farm to table restaurant (adjacent to Venus Way) with gardens located in back (adjacent to Indiana Way). The second phase of the masterplan is merely a suggestion for future development of the block, and a demonstration of the community’s potential to become a sustainable urban agricultural community as defined by the Larimer Consensus Group. The goal of the masterplan is to resurrect the commercial heart of the community and to provide a scaffold for future sustainable growth.

LARIMER AVENUE BRIDGE 1911

716 LARIMER AVENUE: ITALIAN BUTCHER

LA GROCERY // ENVISIONING STUDY

LARIMER AVENUE: 2015 GOOGLE AERIAL

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST LARIMER AVENUE: 1920 SANBORN MAP

51

52

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DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

EXISTING CONDITIONS DIAGRAM

PHASE 1 DIAGRAM

PHASE 2 DIAGRAM

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

LA GROCERY // ENVISIONING STUDY

53

54

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1

OPTION G - BASEMENT LEVEL

SCALE: 1/8” = 1’-0”

0

8ft

16ft

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

LA GROCERY // ENVISIONING STUDY

SCALE: 1/8” = 1’-0”

16ft

8ft

0

OPTION G - GROUND LEVEL

2

55

56

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3

OPTION G - SECOND LEVEL

SCALE: 1/8” = 1’-0”

0

8ft

16ft

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

LA GROCERY // ENVISIONING STUDY

SCALE: 1/8” = 1’-0”

16ft

8ft

0

OPTION G - THIRD LEVEL

4

57

58

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5

OPTION G - SOUTH ELEVATION

SCALE: 1/8” = 1’-0”

0

8ft

16ft

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

LA GROCERY // ENVISIONING STUDY

SCALE: 1/8” = 1’-0”

16ft

8ft

0

OPTION G - WEST ELEVATION

6

59

60

LA GROCERY // ENVISIONING STUDY

7

OPTION G - NORTH ELEVATION

SCALE: 1/8” = 1’-0”

0

8ft

16ft

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

LA GROCERY // ENVISIONING STUDY

SCALE: 1/8” = 1’-0”

16ft

8ft

0

OPTION G - EAST ELEVATION

8

61

62

LA GROCERY // ENVISIONING STUDY

9

OPTION G - SECTION A

SCALE: 1/8” = 1’-0”

0

8ft

16ft

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

LA GROCERY // ENVISIONING STUDY

SCALE: 1/8” = 1’-0”

16ft

8ft

0

OPTION G - SECTION B

10

63

64

LA GROCERY // ENVISIONING STUDY

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

LA GROCERY // ENVISIONING STUDY

65

66

LA GROCERY // ENVISIONING STUDY

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

LA GROCERY // ENVISIONING STUDY

67

ESTIMATE OF PROBABLE COST

LA GROCERY // ENVISIONING STUDY

SECTION 05

68

LA GROCERY // ENVISIONING STUDY

69

ADDITION & RENOVATION W/ FULL BASEMENT

LA GROCERY // ENVISIONING STUDY

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

BASEMENT LEVEL

70

EXISTING:

868 S.F.

ADDITION:

1,162 S.F.

COST

TOTAL

---

---

x $100 / S.F.

$116,200

GROUND LEVEL EXISTING:

843 S.F.

x $150 / S.F.

$126,450

ADDITION:

998 S.F.

x $180 / S.F.

$179,640

x $40 / S.F.

$22,240

556 S.F.

(EXT. STAIR)

SECOND LEVEL EXISTING:

843 S.F.

x $90 / S.F.

$75,870

ADDITION:

706 S.F.

x $120 / S.F.

$84,720

x $40 / S.F.

$22,240

556 S.F.

(EXT. STAIR)

THIRD LEVEL EXISTING:

843 S.F.

x $90 / S.F.

$75,870

ADDITION:

706 S.F.

x $120 / S.F.

$84,720

x $40 / S.F.

$22,240

556 S.F.

(EXT. STAIR)

$810,190* *FIGURE DOES NOT REFLECT SITE WORK OR FF&E FOR GROCERY STORE

ADDITION & RENOVATION W/ REDUCED BASEMENT BASEMENT LEVEL

COST

TOTAL

868 S.F.

---

---

ADDITION:

604 S.F.

x $100 / S.F.

$60,400

GROUND LEVEL EXISTING:

843 S.F.

x $150 / S.F.

$126,450

ADDITION:

998 S.F.

x $180 / S.F.

$179,640

x $40 / S.F.

$22,240

556 S.F.

(EXT. STAIR)

SECOND LEVEL EXISTING:

843 S.F.

x $90 / S.F.

$75,870

ADDITION:

706 S.F.

x $120 / S.F.

$84,720

x $40 / S.F.

$22,240

556 S.F.

(EXT. STAIR)

THIRD LEVEL EXISTING:

843 S.F.

x $90 / S.F.

$75,870

ADDITION:

706 S.F.

x $120 / S.F.

$84,720

x $40 / S.F.

$22,240

556 S.F.

(EXT. STAIR)

$754,390* *FIGURE DOES NOT REFLECT SITE WORK OR FF&E FOR GROCERY STORE

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

EXISTING:

LA GROCERY // ENVISIONING STUDY

71

ADDITION & RENOVATION W/O APARTMENT ADDITION

LA GROCERY // ENVISIONING STUDY

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

BASEMENT LEVEL

72

COST

TOTAL

EXISTING:

868 S.F.

---

---

ADDITION:

604 S.F.

x $100 / S.F.

$60,400

GROUND LEVEL EXISTING:

843 S.F.

x $150 / S.F.

$126,450

ADDITION:

998 S.F.

x $180 / S.F.

$179,640

x $40 / S.F.

$22,240

x $90 / S.F.

$75,870

---

---

x $40 / S.F.

$22,240

x $90 / S.F.

$75,870

---

---

x $40 / S.F.

$22,240

556 S.F.

(EXT. STAIR)

SECOND LEVEL EXISTING:

843 S.F.

ADDITION:

--556 S.F.

(EXT. STAIR)

THIRD LEVEL EXISTING:

843 S.F.

ADDITION:

--556 S.F.

(EXT. STAIR)

$584,950 *FIGURE DOES NOT REFLECT SITE WORK OR FF&E FOR GROCERY STORE

DESIGN BRIEF | EXISTING CONDITIONS | DESIGN OPTIONS | REFINED DESIGN | ESTIMATE OF PROBABLE COST

LA GROCERY // ENVISIONING STUDY

73

END