V I S I O N S T U D Y2 5 2 8 S M A L L M A N S T R E E T

J U L Y 2 0 1 6

0' 200' 400'Scale 1” = 200’-0”

50' 100'

1/8 Mile Radius

1/4

Mile

Rad

ius

Liberty Ave.

Penn Ave.

Smallman St.

Railroad St.

27th

25th

24th

23rd

26th

28thMMEET YOEET YOUUR R NNEIGHBOEIGHBORRSS

01-14-16 © Rothschild Doyno Collaborative

The Cork FactoryConstruction Complete 2007297 Apartment UnitsDeveloper: McCaffery Interests

The Cork Factory Parking Garage/RetailConstruction Complete: 2007427 Parking Spaces47,000sf Ground Floor Retail\Developer: McCaffery Interests

Lot 24Construction Complete: 201396 Apartment Units

3 Crossings - 2501 SmallmanConstruction Complete: 201553,000sf Offi ce Space fully leased83 Parking SpacesTenants: Apple & Rycon Construction, Inc.Developer: Oxford Development Co.

3 Crossings - Riverfront EastConstruction Start: 2015110,000sf Offi ce Space105 Parking SpacesTenants: Burns White, LLCDeveloper: Oxford Development Co.

3 Crossings - The YardsConstruction Start: 2014300 Apartment UnitsCompletion: Early 2016Developer: Oxford Development Co.

3 Crossings - The HubGroundbreaking: Fall 2015575 Space Multi-modal Transportation Hub100 Bike parking30 Kayak storageDeveloper: Oxford Development Co.

3 Crossings - 2555 SmallmanConstruction Complete: 201675,000sf Offi ce Space105 Parking SpacesTenants: BoschDeveloper: Oxford Development Co.

3 Crossings - Riverfront WestConstruction Start: 2016 (est)125,000sf Offi ce Space105 Parking SpacesTenants: TBDDeveloper: Oxford Development Co.

2500 Smallman CondosConstruction Start: 201411 Luxury Condos8 of 11 currently under contractDeveloper: Chuck HammelOtto Milk Building

Construction Complete: 201158 Luxury CondosUnits all Sold Out

Completed Projects

In-Progress Projects

MAPPING MAJOR DEVELOPMENTS OCCURRING AROUND 2528 SMALLMAN STREET

Smallman Place Construction Start: 201538 Condos

s

7/12/16 Construction Progress

7/12/16 Construction Progress

7/12/16 Construction Progress

7/12/16 Construction Progress07-12-16 Update

07-12-16 © Rothschild Doyno Collaborative

AACTIVE CTIVE LLIVINGIVING

07-12-16 © Rothschild Doyno Collaborative0' 40' 80'Scale 1" = 40'-0"

10' 20'

CCOUNT TOUNT THHE E CCONDOSONDOS6 FLOOR CONDOMINIUM STUDY AT 2528 SMALLMAN ST.

GROUND FLOOR PLAN 1"=40'

2ND, 3RD, 4TH FLOOR PLANS 1"=40'

5TH FLOOR PLAN 1"=40'

6TH FLOOR PLAN 1"=40'

LOBBY

PARKINGGARAGE

1

10

11

22

ROOFTERRACE(2ND FLOOR

ONLY)

850 SF

1,050 SF

1,050 SF

1,050 SF

750 SF

1,750 SF

1,750 SF

750 SF750 SF

1,750 SF

1,050 SF

ROOF TERRACE

ROOF TERRACE

35'

5'

28'

1 2 3 4 5

6 7 8 9 10

11 12 13 14 15

16 17 18

19 20 21

PRIVATE ROOF TERRACES ALONG SMALLMAN STREET WITH GREAT VIEWS TO THE RIVER AND DOWNTOWN

BUILDING SECTION 1"=40'

PARKING GARAGELOBBY

UPPER FLOORS STEP BACK TO REDUCE HEIGHT ALONG SMALLMAN STREET

SHARED ROOF TERRACE AT THE 2ND FLOOR PROVIDES VIEWS TO DOWNTOWN

THE PRIVATE PARKING GARAGE PROVIDES ACCESS FROM SMALLMAN STREET

SMALLMAN STREET

UNIT COUNTSECOND: 5THIRD: 5FOURTH: 5FIFTH: 3SIXTH: 3TOTAL: 21

FLOOR AREA RATIOSITE AREA: 154' X 68' = 10,472 SFMAX. F.A.R. = 4:1 = 41,888 SF

38,900 SF <41,888 SF

V I S I O N S T U D Y2 5 2 8 S M A L L M A N S T R E E T

N O V E M B E R 2 0 1 2

PREVIOUS VISION STUDY: NOVEMBER 2012

The UI, Urban Industrial District, is intended to:1. Allow mid-sized to large industries with lower external impacts on surrounding properties and districts;2. Provide a fl exible district that addresses the growing need for easily adaptable and fl exible spaces, including offi ce 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 development of high density multi-unit residential buildings.

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904.07. - UI, Urban Industrial District.

(New District by Ord. No. 19/ July 8, 1999. Amend. No. U-9)

904.07.A - Purpose The UI, Urban Industrial District, is intended to:

1. Allow mid-sized to large industries with lower external impacts on surrounding 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 development of high density multi-unit residential buildings.

904.07.B - Use Regulations

904.07.B.1 - Primary Uses Primary uses shall be allowed in the UI District in accordance with the Use Table of Sec. 911.02.

904.07.B.2 - Accessory Uses Accessory Uses shall be allowed in the UI District in accordance with the Accessory Use regulations of Chapter 912. In addition, accessory uses in the UI District shall not exceed twenty-five (25) percent of the gross floor area of the primary use.

904.07.C - Site Development Standards Sites in the UI District shall be developed in accordance with the following Site Development Standards, provided that:

1. The Residential Compatibility Standards of Chapter 916 shall impose additional height and setback standards on new High Density and Very-High Density Residential development and nonresidential development located near Residential and H Districts;

2. The Environmental Performance Standards of Chapter 915 shall impose additional restrictions on development; and

3. New development shall be allowed to use Contextual Setbacks and Contextual Building Heights in accordance with the provisions of Sec. 925.06 and Sec. 925.07.

Article VI and Chapter 925 contain a complete description of site development standards and a listing of exemptions to various standards.

Site Development Standard UI District

Minimum Lot Size 0

Maximum Floor Area Ratio

when not located within 1,500 ft. of a Major Transit Facility

when located within 1,500 ft. of a Major Transit Facility

3:1

4:1

Maximum Lot Coverage

Minimum Front Setback none required

Minimum Rear Setback

when not adjacent to a way

when adjacent to a way

20 ft.

none required

Minimum Exterior Sideyard Setback 10 ft.

Minimum Interior Sideyard Setback 10 ft.

Maximum Height 60 ft. (not to exceed 4 stories)

904.07.C.4 - Special Exception for Height in the UI District Additional height above four (4) stories in the UI District shall be allowed in accordance with the Special Exception procedures of Sec. 922.07 with the following standards:

(i) The site shall not be within two hundred (200) feet of any property which is zoned Residential;

(ii) The site shall be sufficiently separated from property zoned Residential for the Board to determine that the additional height will not create detrimental impact on such properties through consideration of the additional traffic impacts caused by the additional height and density, the impacts on views from such residential properties, and the impacts of the bulk of the buildings on such residential properties.

904.07.C.5 - Special Exception for FAR Adjustment in the UI District Where at least seventy-five (75) percent of the building will be used for multi-unit residential purposes, the Maximum Floor Area Ratio ("FAR") may be increased, provided the applicant meets the Special Exception procedures of Section 922.07 and satisfies the following standards:

(i) The Maximum FAR shall not exceed 10:1.

(ii) The site shall not be within two hundred (200) feet of any property which is zoned residential.

(iii) The site shall be situated so that the upward adjustment of the Maximum FAR will not create detrimental impact on neighboring properties through consideration of the additional traffic impacts caused by the adjusted FAR, including consideration of height and density.

904.07.D - Site Plan Review

904.07.D.1 - General The following shall require Site Plan Review and approval in accordance with the Site Plan Review procedures of Section 922.04;

(a) Any new construction, building addition or enlargement or exterior renovation of an existing structure on a lot that has an area of eight thousand (8,000) square feet or more; or

(b) Any off street parking area that includes more than ten (10) parking spaces or more than 2500 square feet of surface area.

904.07.D.2 - Standards (UI District) Any project requiring Site Plan Review in the UI district shall be subject to the Site Plan Review Criteria of Section 922.04.E

Pittsburgh Zoning Map Pittsburgh Zoning Code

850’

Map Legend: Project Site Entrance to Major Transit Facility

07-12-16 Update04-23-13 © Rothschild Doyno Collaborative

Summer 2016 Update:The Hub is currently under construction- 575 Space Multi-modal Transportation Hub- 100 Bike parking spaces- 30 Kayak storage spaces

The “Loading Zone”

The “Parking Zone”

The “Elevator Zone”

The “Step Zone”

+0’

+22’

+18’

+35’ (proposed height)

+50’

+60’

What can hhapappep nin this zone??

07-12-16 Update

2-3 Story Condo Building

Open Lobby to welcome guesssts ts tsts ts &establish a strstststrstreet presenceeeee

25’

Exterior seating for Deli or Cafe

Street presence for retail store or Cafe

Private Roof Terrace(2nd Floor Only)

S llSmallman Street

1 2 3 4 5 6

7 8 9 10 11 12

13 14 15 16 17

18 19

Exterior seating for Deli or Cafe

Street presence foor retail store or Cafe

Private Roof Terracefor entertaining guests, outdoor dining, etc.

Public Roof Terrace for social gatherings,views to the River &Downtown