Planning Commission Hearing and Action

Planning Commission Hearing and Action

Pittsburgh, PA

3500 Forbes Avenue | Pittsburgh, PA

© dwell design studio, llc - ALL RIGHTS RESERVEDPAGE 2

February 09, 2021

PC Hearing and Action SubmissionOverview

PROJECT DESCRIPTION:

CA Ventures, a nation-wide multi-family developer with a particular expertise in off-campus student housing hopes to develop a mixed-use project on the site of the former Marathon Oil gas station at Forbes and McKee. The development site is approximately 1.2 acres in size, and is bounded by Semple St., Forbes Avenue, and McKee Place. The proposed building will be designed and constructed to meet LEED certification requirements and will be 102 feet tall, as permitted by the Zoning Code using the Code’s sustainable development bonus. Storm water controls will include, among other things, a green roof design that will capture and use a significant amount of storm water that would otherwise leave the site. The project will be marketed to young professionals, medical workers, students and others looking for modern, well-appointed apartments in Central Oakland. The building will provide office, retail and amenity space along Forbes Avenue. The building will be designed and constructed with an integral parking garage for tenants and visitors. There will be approximately 300 residential units on the site with a mix of studios, 1 Bedrooms, 2 Bedrooms and 3 Bedroom units. Residential units with ground-floor entrances are planned along McKee Place. Importantly, the site plan for the building includes a twenty-foot wide publicly accessible pedestrian connection between Semple St. and McKee Place.

Intersection of Forbes Ave. & McKee Pl.



February 09, 2021

Location Map

PROJECT

SITE

UNIVERSITY OF

PITTSBURGH

FORBES AVE.

FIFTH AVE.

SENNOTT ST.

LOUISA ST.

TERRACE ST.

McKEE PL.SEMPLE ST.

COLTART AVE.

CRAFT AVE.

MEYRAN AVE.ATWOOD ST.

OAKLAND AVE.

S. BOUQUET ST.

UPMC MAGEE-

WOMENS HOSPITAL

UPMC MONTEFIORE

OAKLAND SQUARE HISTORIC DISTRICT

BATES ST.

DAW

SON

ST.

HALKET ST.

FORBES AVE.

FIFTH AVE.

SCHENLEY DR.UPMC

PRESBYTERIAN

CARNEGIE

MUSEUM



February 09, 2021

Site Plan

STORM WATERMANAGEMENT TANK



February 09, 2021

Typical Floor Plan

3 BR

S

2 BR

1 BR

Courtyard

Roof Plan

Courtyard

Green Roof



February 09, 2021

Building Summary

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THIS DRAWING AND ASSOCIATED DOCUMENTS ARE THE EXCLUSIVE PROPERTY OF DWELL DESIGN STUDIO, AND ARE NOT TO BE

REPRODUCED OR COPIED IN WHOLE OR IN PART, EXCEPT AS REQUIRED FOR THE STATED PROJECT. THEY ARE ONLY TO BE USED FOR THIS PROJECT AND SITE SPECIFICALLY IDENTIFIED HEREIN AND ARE NOT TO BE USED ON ANY OTHER PROJECT WITHOUT WRITTEN

CONSENT OF DWELL DESIGN STUDIO. SCALES AS NOTED ON THIS DRAWING ARE VALID ON THE ORIGINAL DRAWING ONLY, THE DIMENSIONS OF WHICH ARE 30 x 42 INCHES.

DISCLAIMER:

SEAL:

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REVISION

DATE DESCRIPTION INCLUDED

8200 GREENSBOROSUITE 650

MCLEAN, VA 22102PHONE: 571.253.6950 dwelldesignstudio.com

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PROJECTDATA

09/01/2020 SCHEMATIC DESIGN X

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BICYCLE SCHEDULE

SUMMARY PARKING SCHEDULE

DETAILED PARKING SCHEDULE

PARKING CALC.

FAR CALC.

BUILDING CALC. UNIT CALC.

DATE DESCRIPTION REV

BUILDING INFORMATION SUMMARY

LEED HEIGHT BONUS CHART

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PROJECTDATA


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BICYCLE SCHEDULE



PARKING CALC.

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PROJECTDATA


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PARKING CALC.

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PROJECTDATA


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BICYCLE SCHEDULE



PARKING CALC.

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PROJECTDATA


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BICYCLE SCHEDULE



PARKING CALC.

FAR CALC.





NO. OF UNITS 296NO. OF PARKING PROVIDED 212NO. OF BIKE PARKING PROVIDED 153

GARAGE 88,245COMMERICAL (ACCESSORY) 3,090RESIDENTIAL 234,398ACCESSORY USE - LEASING LOBBY 2,587TOTAL GSF 403,562

NOTE: "COMMERCIAL" ZONING USES AS PERMITED BY SECTION 908.03.D.3 (B)


ZONINIG DISTRICT: Oakland Subdistrict C/OPR-C: Fifth & Forbes District

GROSS SQUARE FEET

PROJECT DESCRIPTION: The Proposed Building is located betweenSemple St., Forbes Avenue, and McKee Place and will Provide Office, Retail, and amenity space along Forbes Avenue, with Residential Units on Upper Levels.

914.02 (OFF-STREET PARKING SCHEDULE) (*1)

914.05.E (STREET PARKING REDUCTION FOR BICYCLE PARKING) (*2)

REQUIRED PARKING SPACES AFTER REDUCTION

914.06 PARKING FOR PERSONS WITH

DISABILITIES (914.06.A NUMBER OF SPACES)

RESIDENTIAL 296 89 207 7

914.03 (RULES FOR COMPUTING REQUIREMENTS) 914.03.C (20% REDUCTION FOR COMMERCIAL USES)

914.02 (OFF-STREET PARKING SCHEDULE)914.04 (OFF-STREET PARKING

EXEMPTION/ REDUCTION AREAS) (*3)

914.05.E (STREET PARKING REDUCTION

FOR BICYCLE PARKING) (*2)

REQUIRED PARKING SPACES AFTER REDUCTION

914.06 PARKING FOR PERSONS WITH DISABILITIES (914.06.A

NUMBER OF SPACES)

*COMMERCIAL (ACCESSORY) 2472 0 0 0 0 1TOTAL 0 1

(*1) = Residential Parking Calculation Per 914.02.A: (1 space per Unit ) = Total Required Spaces Before Reduction for Residential Use(*2) = Reduction in Automobile vehicle Parking Requirements Permitted up to 30% of Min. Required Parking(*2)=Residential Parking Calculation Per 914.05.E.2: (1 space per Unit - 1 space per bicycle for a maximum of 30% of the parking) = Total Required Spaces After Reduction for Residential Use(*3)= The Min. Off-street Requirement Shall be Decreased 50% in Oakland914.03.A Fractions :When calculation of the number of required offstreet parking spaces results in a fractional number, a fraction of less than one-half (½) shall be disregarded and a fraction of one-half (½) or more shall be rounded to the next highest whole number.* Commercial Parking calculation Were Done Under Use Type Resturant Per Parking Schedule A - Section 914.02.A

PITTSBURG PA - CODE OF ORDINANCES - PITTSBURG ZONING CODE TITLE 9 - ARTICLE VI ( DEVELOPMENT STANDARD)- CHAPTER 914- PARKING LOADING AND ACCESS

PITTSBURG PA - CODE OF ORDINANCES - PITTSBURGH ZONING CODE TITLE 9 - ARTICLE VI ( DEVELOPMENT STANDARD)- CHAPTER 914 - PARKING LOADING AND ACCESSS

LOT AREA (SF) TOTAL GSF PARKING AREA *CELLAR SPACE(FITNESS AREA, COMMON AREA AND SERVICE AREA) FAR51,807 403,563 88,245 6,580 5.96

PITTSBURGH ZONING CODE TITLE 9 - CHAPTER 925 - MEASUREMENTS

* 926: Cellar means a portion of a building having one-half (½) or more of its height below the average level of the adjoining ground not included in floor area gross calculations.

*FLOOR AREA RATIO (FAR)

PITTSBURGH ZONING CODE TITLE 9 - CHAPTER 926 - DEFINITIONS

*925.04: Floor Area Ratio (FAR) - Floor area ratio (FAR) refers to the amount of gross floor area of all principal buildings on a lot divided by the total area of the lot on which such buildings are located



February 09, 2021

Bicycle Plan and Calculation

BICY

CLE

STOR

AGE

0’ 48’ 96’ 192’

60"

9 10

B

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12' - 1" 6' - 0"

HC BIKE SPACE

BIKE REPAIR STATION

10' - 0" 4' - 0"4' - 0" 6' - 0"

6' - 0" 4' - 0" 6' - 0"

6' -

5"

6' - 3 1/4" 6' - 0"

4' -

0"

5' -

0"

4' -

0"

STANDARD SPACE FOR 2 BICYCLES

6' -

0"

STANDARD SPACE FOR 2 BICYCLES(SURFACE MOUNTED)

WALL MOUNTED BIKE RACKS

6' - 0" 4' - 0"

4' -

0"

STANDARD SPACE FOR 2 BICYCLES

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BIKE STORAGEROOM

09/01/2020 SCHEMATIC DESIGN

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1/8" = 1'-0"1 BIKE STORAGE ROOM

1/4" = 1'-0"2 BIKE ROOM - LVL 2 TO 6

BIKE ROOM - LVL 2 TO 6Scale: 1/8” = 1’-0”1

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PROJECTDATA


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BICYCLE SCHEDULE



PARKING CALC.

FAR CALC.





Space Use

1. Bikes will hang vertically from the Ultra Space Saver.2. Each Ultra Space Saver uses 16” of lateral space and 44” of depth/bike.3. Double sided Ultra Space Savers use 88” of depth per 2 bikes.

Installation

1. Floor mounted: the floor mounted Ultra Space Saver has holes in the feet through which to attach 3/8” x 5” wedge anchors.2. Wall mounted: the wall mounted Ultra Space Savers have two holes through every mounting bracket. Mounting hardware is included.3. All connections and mounting parts have pre-threaded mounting holes (except the feet). No drilling or tapping required. 4. It is the responsibility of the installer to ensure that all base materials into which the rack will be installed can support the rack and will not be damaged by any required installation procedures.



February 09, 2021

Sustainability / Stormwater

SUSTAINABILITY: • Development provides bicycle storage and parking facilities to promote bicycle use • Low impact development stormwater management STORMWATER MANAGEMENT:• Water quality BMP’s will include green roofs as part of the Green Infrastructure system that will capture and store the water quality runoff volume produced by the site’s impervious area• These green roofs will also aid in urban heat island reduction and reducing the project’s thermal impacts• An underground extended stormwater detention tank will store additional runoff volume from the building roof as well as reduce the overall runoff release rate from the site for higher storm events• The green roofs and underground detention tank shall result in an overall reduction of the impervious stormwater runoff volumes and peak release rates for the site from the pre-development conditions to the post-development conditions

GREEN / SUSTAINABLE PROJECT FEATURES• Bicycle parking in order to promote alternative transportation usage• Site has a high “walkability” score with ready access to transit and bus schedules within the building.• Green roofs with plant species specified for the local microclimate• LED lighting at building exteriors, interior common areas and throughout the site • Outdoor tenant access courtyard space as well as public outdoor space to be used as a mid-block connection.• Low V.O.C. interior paints• EPA “Watersense” rated faucets and tub/shower sets• “Energy Star” certified appliances at all apartments• Storage and collection of recyclables



February 09, 2021

LEED ChecklistLEED v4 for BD+C: New Construction and Major RenovationProject Checklist 3500 Forbes

12.11.20Y ? N

1 Credit 1

11 4 17 16 4 4 5 1316 Credit 16 Y Prereq Required

1 Credit 1 Y Prereq Required2 Credit 2 5 Credit 5

3 2 Credit 5 1 1 Credit 2

3 2 Credit 5 1 1 Credit 21 Credit 1 1 1 Credit 2

1 Credit 1 1 1 Credit 21 Credit 1

7 2 7 Indoor Environmental Quality 162 8 0 10 Y Prereq Required

Y Prereq Required Y Prereq Required

1 Credit 1 1 1 Credit 22 Credit 2 3 Credit 31 Credit 1 1 Credit Construction Indoor Air Quality Management Plan 13 Credit 3 2 Credit 2

1 1 Credit 2 1 Credit 11 Credit 1 1 1 Credit 2

3 Credit 31 8 2 11 1 Credit 1Y Prereq Required 1 Credit 1Y Prereq RequiredY Prereq Required 3 3 0 Innovation 61 1 Credit 2 2 3 Credit 5

6 Credit 6 1 Credit 12 Credit 2

1 Credit 1 3 4 0 Regional Priority 41 1 Credit Regional Priority: Specific Credit Building Life Cycle Impact 1

9 24 0 33 1 1 Credit Regional Priority: Specific Credit Heat Island Reduction 1Y Prereq Required 1 1 Credit Regional Priority: Specific Credit Renewable energy production 1Y Prereq Required 1 Credit Regional Priority: Specific Credit Enhanced IAQ 1Y Prereq RequiredY Prereq Required 40 57 32 TOTALS Possible Points: 110

6 Credit 67 11 Credit 18

1 Credit 11 1 Credit 2

3 Credit 31 Credit 1

2 Credit 2

Water Metering

Building Product Disclosure and Optimization - Material Ingredients

Acoustic PerformanceQuality Views

Enhanced Indoor Air Quality StrategiesLow-Emitting Materials

Indoor Air Quality AssessmentThermal Comfort

Construction Activity Pollution Prevention

Site Development - Protect or Restore Habitat

Certified: 40 to 49 points, Silver: 50 to 59 points, Gold: 60 to 79 points, Platinum: 80 to 110

Access to Quality Transit

Reduced Parking Footprint

Open Space

Site Assessment

Interior LightingDaylight

LEED Accredited ProfessionalInnovation

Rainwater Management

Light Pollution Reduction

Environmental Tobacco Smoke Control

Energy and Atmosphere

Minimum Energy Performance

Fundamental Refrigerant Management

Cooling Tower Water Use

Green Power and Carbon Offsets

Heat Island Reduction

Outdoor Water Use ReductionIndoor Water Use Reduction

Outdoor Water Use ReductionIndoor Water Use Reduction

Enhanced Commissioning

Building-Level Energy Metering

Water Efficiency

Fundamental Commissioning and Verification

Demand ResponseRenewable Energy ProductionEnhanced Refrigerant Management

Optimize Energy PerformanceAdvanced Energy Metering

Building-Level Water Metering

High Priority Site

Surrounding Density and Diverse Uses

Sustainable Sites

Building Life-Cycle Impact Reduction

Green Vehicles

Building Product Disclosure and Optimization - Sourcing of Raw MaterialsBicycle Facilities

Project Name:Date:

Location and Transportation

Sensitive Land ProtectionLEED for Neighborhood Development Location

Integrative Process

Construction and Demolition Waste Management Planning

Materials and ResourcesStorage and Collection of Recyclables

Construction and Demolition Waste Management

Minimum Indoor Air Quality Performance

Building Product Disclosure and Optimization - Environmental Product Declarations

- Code Section 915.04 – Sustainable DevelopmentBonuses – Requirements - Register project with U.S. Green Building Council forLeadership in Energy and Environmental Design (LEED)certification under USGBD Combined Design andConstruction Review – Completed December 18, 2020

- Hire a LEED Accredited Professional (AP) as part ofthe Project team – Jay Silverman engaged as LEEDAccredited Professional for the project

PBT source reduction - lead, cadmium and copper: Specify substitutes for materials manufactured with leadand cadmium

Design for active occupants: Improve the health of building users through physicalactivity while reducing environmental impacts. Buildingsmust have at least one main stair that enables occupantsto travel between the building entrance floor(s),occupant’s own destination floor and common use floors.

Occupant comfort survey:To assess building occupants’ comfort. Administer at leastone occupant comfort survey to collect anonymousresponses regarding at least the following:•acoustics;•building cleanliness;•indoor air quality;•lighting;•thermal comfort;

Innovation Credits:



February 09, 2021



February 09, 2021

Neighborhood Context

The Bridge of Forbes The Bridge of Forbes

SkyVue SkyVue



February 09, 2021


Down Forbes Ave. Towards University of Pittsburgh Retail Context Along Forbes Ave. Retail Context Perpendicular to Forbes Ave.

Start of University of Pittsburgh Campus



February 09, 2021


Retail Context Along Forbes Ave. Retail Context Along Forbes Ave. Down Semple St. Northeast Retail Context Perpendicular to Forbes Ave.

Neighborhood Context Along McKee Pl.



February 09, 2021

Building Elevations

MP1

MP1

CP3CP4 CP4CP2 CP1

MP2SFCP5MT4 ACP BR1

MT3 METAL- MESH SCREENING SYSTEM

CP3 FIBER CEMENT PANEL - COLOR 3

SF ALUMINUM STOREFRONT SYSTEM

MP2 METAL PANEL - COLOR 2

SR SOLID ROLL-UP DOOR

BR1 MASONRY - COLOR 1CP1 FIBER CEMENT PANEL - COLOR 1CP2 FIBER CEMENT PANEL - COLOR 2

MT4 METAL BUILDING SIGNAGE

FINISH SCHEDULE


MT2 METAL- MESH RAILING


ACP ACCENT FIBER CEMENT PANEL


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OVERALLEAST AND

WESTELEVATIONS

09/01/2020 CDAP SUBMISSION

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1/16" = 1'-0"2 OVERALL WEST ELEVATION

KEY PLAN

DATE DESCRIPTION REVOVERALL SOUTH ELEVATION - McKee Pl.Scale: 1/32” = 1’-0”1

GROUND FLOOR VEHICLE ENTRANCE COMPILES WITH ZONING SEC. 914.09.G.4



February 09, 2021

Building Elevations

MP1

MP1

CP3CP4 CP4CP2 CP1

MP2SFCP5MT4 ACP BR1








FINISH SCHEDULE






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OVERALLEAST AND

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KEY PLAN

DATE DESCRIPTION REVOVERALL WEST ELEVATION - Forbes Ave.Scale: 1/32” = 1’-0”2

CP3

BR1

CP2CP1 MP1

ACPSR

CP5

CP5

CP4

MP1

MP1

CP3CP4 CP2 CP1

MP2CP5MT1 MT4 ACP BR1 CP2SFSF








FINISH SCHEDULE



MT1 PRE-FAB METAL CANOPIES




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OVERALLEAST AND

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1/16" = 1'-0"1 OVERALL EAST ELEVATION


KEY PLAN




February 09, 2021

Building Elevations

MP1 MP2SFCP5MT4 ACP BR1








FINISH SCHEDULE






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OVERALLEAST AND

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KEY PLAN

DATE DESCRIPTION REVOVERALL NORTH ELEVATION - Semple St.Scale: 1/32” = 1’-0”3

MP1CP3CP4 CP4CP2 CP1




February 09, 2021

Building Elevations

MP1

MP1

CP3CP4 CP4CP2 CP1

MP2SFCP5MT4 ACP BR1








FINISH SCHEDULE






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OVERALLEAST AND

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KEY PLAN

DATE DESCRIPTION REVOVERALL EAST ELEVATION - Pedestrian ConnectionScale: 1/32” = 1’-0”4

CP3

BR1

CP2CP1 MP1

ACPSR

CP5

CP5

CP4

MP1

MP1

CP3CP4 CP2 CP1









FINISH SCHEDULE







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© dwell design studio, llc - ALL RIGHTS RESERVED

February 09, 2021PAGE 18

View 1 - Street View along Forbes Ave.




View 2 -Street View along McKee Pl.




View 3 - Overall Elevation from McKee Pl. looking towards Forbes Ave.




View 4- Elevation Along McKee Pl. - Parking Garage Entry




View 5 - Pedestrian Connection from McKee Pl.




View 6 - Pedestrian Connection from Semple St.




View 7 - Pedestrian Connection from Semple St.




View 8 - Pedestrian View of Garage Exit at Semple St.




View 9 - Pedestrian View of Garage Screening along Semple St.




View 10 - Pedestrian View along Retail on Forbes Ave.




View 11 - Pedestrian View along Forbes Ave. at Building Entry




View 12 - Pedestrian Intersection of Forbes Ave. & McKee Pl.




View 13 - Pedestrian View along Forbes Ave.




Night Rendering - Intersection of Forbes Ave. and Semple St.




Night Rendering - Pedestrian Connection from McKee Pl.



February 09, 2021

Diligence Meetings

Introductory meeting with OPDC Director• February 12, 2020

OPDC Re-introductory meeting• July 21, 2020

Oakland Wide Meeting• August 25, 2020

Initial BRT Meeting• September 21, 2020

Oakland Neighborhood Task Force Meeting• October 02, 2020

CDAP Meeting • December 01, 2020

Development Activities Meeting• December 15, 2020

CDAP Meeting Review with Port Authority and City planning• December 23, 2020

Planning Commission Briefing • January 01, 2021

Oakland Business Improvement• February 08, 2021



February 09, 2021

OLD OVERALL ELEVATION DESIGN NEW OVERALL ELEVATION DESIGN

View 1 - Intersection of Forbes Ave. & Semple St.



February 09, 2021


View 2 - Intersection of Forbes Ave. & McKee Pl.



February 09, 2021


View 3 - Intersection of Forbes Ave. & McKee Pl.



February 09, 2021

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OVERALL SOUTH ELEVATION - ZDR REVISION 1Scale: 1/32” = 1’-0”1.A

OVERALL SOUTH ELEVATION - UPDATEDScale: 1/32” = 1’-0”1.B




February 09, 2021

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OVERALL WEST ELEVATION - ZDR REVISION 1Scale: 1/32” = 1’-0”2.A

OVERALL WEST ELEVATION - UPDATEDScale: 1/32” = 1’-0”2.B



February 09, 2021

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OVERALL NORTH ELEVATION - ZDR REVISION 1Scale: 1/32” = 1’-0”3.A

OVERALL NORTH ELEVATION - UPDATEDScale: 1/32” = 1’-0”3.B



February 09, 2021

FORBES AVE. STREET SECTION @ LEASING FACEScale: 3/64” = 1’-0”1

FORBES AVE. STREET SECTION @ LEASING FACEScale: 3/32” = 1’-0”1.A

KEY PLAN

1

PROPERTY LINE



February 09, 2021

FORBES AVE. STREET SECTION @ LEASING FACEScale: 3/64” = 1’-0”2

FORBES AVE. STREET SECTION @ LEASING FACEScale: 3/32” = 1’-0”2.A

KEY PLAN

2

PROPERTY LINE



February 09, 2021

FORBES AVE. STREET SECTION @ MAIN RES. ENTRANCEScale: 3/64” = 1’-0”3

FORBES AVE. STREET SECTION @ MAIN RES. ENTRANCEScale: 3/32” = 1’-0”3.A

SIDEWALKSIDEWALK

KEY PLAN

3

PROPERTY LINE



February 09, 2021

FORBES AVE. STREET SECTION @ COMMERCIAL SPACEScale: 3/64” = 1’-0”4

FORBES AVE. STREET SECTION @ COMMERCIAL SPACEScale: 3/32” = 1’-0”4.A

SIDEWALKSIDEWALK

KEY PLAN

4

PROPERTY LINE



February 09, 2021

Building Materials

MASONRY 1

FIBER CEMENT PANEL 1 FIBER CEMENT PANEL 2 FIBER CEMENT PANEL 3 FIBER CEMENT PANEL 4 FIBER CEMENT PANEL 5

ACCENT FIBER CEMENT PANEL 1 METAL PANEL 1 METAL PANEL 2 PRE-FAB. METAL CANOPIES

METAL - RAILING METAL- SCREENING SYSTEM SOLID ROLL-UP DOOR ALUMINUM STOREFRONT SYSTEM



February 09, 2021

Building Materials

EXTERIOR WALL3D PERSPECTIVEFiber Cement Panel

EXTERIOR WALLSECTIONFiber Cement Panel

BUILTEXAMPLEFiber Cement Panel



February 09, 2021

Bldg. Exterior Lighting Plan

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130 East Randolph Street (1 Prudential Plaza)Chicago, IL 60601312.994.1874

VENTURES


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Camera Location




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Planning Commission Hearing and Action

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