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
LA GROCERY // ENVISIONING STUDY
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
9
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
LA GROCERY // ENVISIONING STUDY
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
LA GROCERY // ENVISIONING STUDY
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
LA GROCERY // ENVISIONING STUDY
17
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
LA GROCERY // ENVISIONING STUDY
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
LA GROCERY // ENVISIONING STUDY
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
LA GROCERY // ENVISIONING STUDY
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"
LA GROCERY // ENVISIONING STUDY
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"
LA GROCERY // ENVISIONING STUDY
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
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
29
30
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
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
LA GROCERY // ENVISIONING STUDY
35
36
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 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
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 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
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 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
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 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
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 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
LA GROCERY // ENVISIONING STUDY
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
LA GROCERY // ENVISIONING STUDY
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
LA GROCERY // ENVISIONING STUDY
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
LA GROCERY // ENVISIONING STUDY
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
LA GROCERY // ENVISIONING STUDY
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