GARDEN BLOCK MASTER PLAN NORTHSIDE TOMORROW PFAFFMANN + ASSOCIATESRevised September 2009

GARDEN BLOCK MASTER PLANNORTHSIDE TOMORROW

PFAFFMANN + ASSOCIATES

A Joint Venture of Central Northside Community Council & the Northside Leadership Conference

Architecture & Preservation Planning

Summary SheetPhasing ConceptsMaster Plan AlternativesMasonic Test FitsBradberry Test FitsGarden Theatre Seating Test Fits4/8 West North Test Fits

GARDEN BLOCK MASTER PLAN NORTHSIDE TOMORROW PFAFFMANN + ASSOCIATESRevised September 2009

NEIGHBORHOOD CONTEXT

Central Northside Businesses

Economy and Market / Jobs and Retail

Central Northside Community PlanMarch 4, 2009

with

Jackson Clark Partners

North

Federal

Eloise

Jacksonia

Alpine

Taylor

Rope

Boyle

Beech

Galveston

Sampsonia

Fountain

Veto

Monterey

Henderson

Hemlock

Loraine

Haz

lip

Brighton

Moravian

Jay

Dounton

Day

Clayton

Perrysv

ille

War

ren

Sand

usky

Buttercup

Marquis Catoma

Sherman

Je�erson

Armandale

Carrington

Lanark

O Hern

Graib

Redd

our

Resaca

Atlanta

Saturn

Fireman

Filson Knoll

Lane

Palo Alto

Gar�eld

Meadville

Mc Cullough

Mero

Charlick

Lee

Eden

vale

Drovers

Mim

osa

Dunloe

Parkhurst

Ocala

Brim

Wolfrum

Press

Thropp

Belleau

Myler

Sam

Cameo

Den

ham

Linden

Wolpert

Pryor

Mc Kirdy

Freedmore

Mace

Balp

h

Shockoe

Leduc

Carrie

Citron

Ural

O�ey

Gentry

Butter�eld

Ehlers

Hargnette

Boer

Fineview

Montgom

ery

Mc Nary

Riversea

Greeves

Port

er�e

ld

Sutton

Colu

mbi

a

Mc Crory

Redknap

Mc Brier

Ramage

Shea

rs

Sentinel

Pennsylvania Ave

Hargnette

Brighton

Sutton

Monterey

Carrie

Hemlock

Sandusky

Je�erson

Sandusky

Myler

Denham

Arch

Buena Vista

Jacksonia

KeystonePlumbing

SwapMeet

SchererLock

Rite Aid

WarholiaScrap Mtl.

FamilyDollar

EverythingAutomotive

Hea

lth/

Acup

unct

ure

Annette's LastingImpression

George's BarberSam's BBQ

Med

ia C

aske

t

Hoi PolloiCo�ee

RiggsLounge

BelezaCo�ee

Wilson'sBBQ

Monterey Pub

Caruso's Beer

North SideBeer

Doug's Market

J.R. Co�eeSteve's Hot Dog

Toula'sPasta Too

Legend's

Unique AutoSalon

Ryan /O'RurkeMoves

W.W.Patterson

Co.

AlleghenyRefrigeration

MezlerElectric

CortFurniture

AlleghenyAuto Spring

Brother'sBrother

Czarnowski

XYZ

Color Works

Matrix Solutions

Value AddedFoods

Star Optical

Hook Fish

Pizza Hut

MedicalO�ces

Valero GasStation

Zone 1Police

North SideCommonMinistries

TrinityLutheran

WarStreets

InnYMCA

MattressFactory

Je�ersonRecreation

Center

Wade Child Care

CNNCO�ces

Brown AME

Light of theAge

CommunityHouse

HolyTrinityChurch

A.U.U.CChurch

MetropolitanBaptist Church

SalvationArmy

CarnegieLibrary

New HopeChurch

TabernacleBaptist

Head Start

Light ofLife Child Care

Fountain ofHealing

HarborLight

Vacant

Vacant

AlleghenyGeneralHospital

O�ce

O�ce

MoxieDaDa

NewHope

Church

O�ce Commercial

Religious and Human Services

0 300 FT

Retail Goods and Services

Food & Beverage

Cultural

Industrial

G

GARDEN BLOCK MASTER PLAN NORTHSIDE TOMORROW PFAFFMANN + ASSOCIATESRevised September 2009

RE

DD

OU

R S

TR

EE

T

WEST NORTH AVENUE

FE

DE

RA

L S

TR

EE

T

FEDRAL NORTH PARKING GARAGE

ALLEGHENY COMMONS

ELOISE STREET

0 10 20 30 FT

SALVATION

ARMY

WORK AREA BY OTHERS

FENCE

RE

TA

ININ

G W

ALL

CARNEGIE LIBRARY OF

PITTSBURGH (UNDER

CONSTRUCTION)

WORK AREA

RA

MP

UP

RA

MP

UP

777'

775'

772'

775'

779'

782'

768'

GARDEN THEATRE10 WEST NORTH AVENUE

8 WEST

NORTH

AVENUE

6 WEST

NORTH

AVENUE

FENCE

773'-7"

MASONIC HALL12 WEST NORTH AVENUE

THE BRADBERRY

1112 REDDOUR STREET

ONE WAY

PROPERTY

LINE AND LOT

NUMBER

83

76

78

79

90

91

8988878380

70

95 96 97

103

104

105

106

108

109

110

111

112

119

68 67 66 65 63 53

52

51

411413

368

369

370

GARDEN THEATRE BLOCKNORTHSIDE TOMORROW January 27, 2009

- SITE PLAN

EXISTING CONDITIONS GROUND FLOOR 1923 HISTORIC MAP OF GARDEN BLOCK

4 West Northto be incorpo-rated into new development

EXISTING CONDITIONS

GARDEN BLOCK MASTER PLAN NORTHSIDE TOMORROW PFAFFMANN + ASSOCIATESRevised September 2009

AREA & PROGRAM SUMMARY

STAIR

97 S.F.

STAIR

98 S.F.

270 S.F.

STA

IRS

205

S

.F.

1827 S.F.

1627 S.F.

847 S.F.

1236 S.F.

977 S.F.

1232 S.F.

105 S.F.

304 S.F.

84

S

.F.

8 W. N.

1979 S.F.

1793 S.F.

254 S.F.

6 W. N.

1130 S.F.

MECH/ STORAGE

280 S.F.

1711 S.F.

280 S.F.

DUMB

WAITER

DUMB

WAITER

SIDEWALK VAULTS

CRAWL SPACE

LIGHT

WELL

0 10 20 30 FT

GARDEN THEATREBASEMT.

THE BRADBERRY

BASEMT.

8 WEST NORTH

AVENUEBASEMT.

6 WEST

NORTH

AVENUE

MASONIC HALLBASEMT.

UP

UP UP

UP

UP

UP

UP

UP

UP

UP

MECH. UTILITY

UP

UP

UP

ORIGINAL SCREEN (ABOVE)

GARDEN THEATRE BLOCKNORTHSIDE TOMORROW March 2, 2009

- BASEMENT AREA PLANS

Area & Use Summary Sheet PFAFFMANN+ASSOCIATES

Garden Block Master Plan April 17 ,2009

Building/Flr/Use Floors NSF GSF Notes

Bradberry Building

storage Basement 3,443 3,887

4 1BR Rental Units 1 3,443 3,887

4 1BR Rental Units 2 3,443 3,887

4 1BR Rental Units 3 3,443 3,887 Option: 4 Duplex units (3 BR) Flrs 3&4

4 1BR Rental Units 4 3,443 3,887

Bradberry Total 13,772 15,548 BasementNIC

Masonic Hall

storage Basement 5,055 5,055 Could be used forToilets/kitchen w/ elevator

Restaurant/Kitch/Lobby 1 4,390 5,025

Loft Rental Units (2) 2 4,914 5,192

Loft Rental Units (2-3) 3 4,842 5,185

Loft Rental Units (1) Mezzanine 1,837 2,100

Masonic Total 15,983 17,502 BasementNIC

Garden Theater

storage Partial Basement 2,271 2,408

Flex Film/Event Space 1 8,705 9,321 See Theater Test Fit B for seating counts

Retail/Office/Fitness Partial 2nd Fl 1,869 1,975 Only if elevator shared with 8 W North

na Attic & Proj. Booth 1,255 1,255 Not useable space except support for theater

Garden Total 11,829 12,551 BasementNIC

8 W. North Ave

storage Basement 1,975 2,400

Retail or Professional 1 1,804 2,400

Loft Rental Unit 2 1,804 2,400

Loft Rental Unit 3 1,804 2,400

Loft Rental Unit 4 1,975 2,400

8 W. Total 7,387 9,600 BasementNIC

6 W. North Ave

storage Basement 1,130 1,390

Prof Services/Private 1 1,130 1,390 not ADA accessible

Apartment 2 1,130 1,390 2&3 could be one historic unit

Apartment 3 1,130 1,390

6 W. Total 3,390 4,170 BasementNIC

Garden Block Total 52,361 59,371

Total Retail Space 17,898 RSF Includes theater and restaurant

Total Residential Units 22-26 units Assumes Rental for HRTC

GARDEN BLOCK MASTER PLAN NORTHSIDE TOMORROW PFAFFMANN + ASSOCIATESRevised September 2009

Option A Preferred

Preferred Option incorporated JRA modified parking lotFuture direct access to theater depending on internal configurationPlan parking lot for flex use like Mattress Factory

GARDEN BLOCK MASTER PLAN NORTHSIDE TOMORROW PFAFFMANN + ASSOCIATES

updated: July 24 2009

DRAFT

C MASTER PLAN OPTION: ELOISE SIDE GALLERY ENTRYModified JRA lot with set back utilities out of ROW.Garden Walkway optional

D MASTER PLAN OPTION: BOUTIQUE HOTEL w/COURYARD Garden becomes ballroom semi-dedicated event spaceFloor becomes permanent flat floor dfesign to open to Courtyard

Hotel Services

6 W. NORTH

FEDERAL NORTH GARAGE

E L O I S E S T R E E T

F E

D E

R A

L

S T

R E

E T

R E

D D

O U

R

S

T R

E E

T

GARDENTHEATER

MASONICHALL

BRADBERRY

8 W.NORTH

WEST NORTH AVENUE

Transformervault

TrashUtilities

4 West Northto be incorpo-rated into new development

4 W. NORTH(PARTIAL)

6 W. NORTH

FEDERAL NORTH GARAGE

Ga

rde

n w

alk

E L O I S E S T R E E T

F E

D E

R A

L

S T

R E

E T

R E

D D

O U

R

S

T R

E E

T

GARDENTHEATER

MASONICHALL

BRADBERRYAPTS

8 W.NORTH

Entry & Service

WEST NORTH AVENUE

LobbySpecial Events

Transformer

Up to Bradberry

TrashUtilities

4 West Northto be incorpo-rated into new development

4 W. NORTH(PARTIAL)

Retail

Retail

Retail(Bank)

Retail Retail

Restaurant

PARKING15 Spaces

EntryApts

Bridge & Elevator to Bradberry

Hotel Restaurant

Drop off/Taxi

Courtyard

Lobby

Cafe

Flat Floor Ballroonwith access to courtyard and Hotel

The “ScreeningRoom” Special Events Space

Retail Retail

Bridge & Elevator to Bradberry

New Garden Entrance

GARDEN BLOCK CIRCULATION OPTIONS

12,551 GSF

5,000 + RSF

15,548 GSF

17,502 GSF9,600GSF 4,170GSF

Development Key1 The Garden: Entertainment, film and events

2 The Masonic: Restaurant and residential

3 The Bradberry Apartments: 1/2 BR

4 Historic Rehabs: Lofts and professional space

5 Parking court with 4/8 West North access easement

6. Eloise pedestrian/service way

7 JRA Development mixed-use retail and rental residential

Eloise Pedestrian Way

Goals• Create walkable attractions

• Activities for all ages

• Mix of entertainment and service uses

• Create a regional destination

• Flexibility in use – particularly theater, parking courtyard, street

• Changes proposed should be “of the Northside” in character

• Garden Theatre is a charm in the “Charm Bracelet”

• Family-friendly destination: daytime entertainment

• Cartoon series, ice cream, yoga, etc.

• Coordinate with Children’s Museum

• Flexible film/music/event entertainment: night

• Masonic: Destination restaurant with residential above

• Bradberry: Residential 1/2 BR affordable

• 6/8 West North: Professional 1st flr; residential lofts above

• Provide portion of project for small/local businesses

• Support preservation jobs and training

• Preservation/historic tax credits

• Utilize whole site for access from garage

1

2

3

5

7

4

6

GARDEN BLOCK MASTER PLAN NORTHSIDE TOMORROW PFAFFMANN + ASSOCIATESRevised September 2009

Option C MASTER PLAN OPTION: HOTEL/GARDEN w/EVENTS COURYARD

Garden becomes ballroom semi-dedicated event spaceFloor becomes permanent flat floor design to open to courtyard

Hotel Services

6 W. NORTH

FEDERAL NORTH GARAGE

E L O I S E S T R E E T

F E

D E

R A

L

S T

R E

E T

R E

D D

O U

R

S

T R

E E

T

GARDENTHEATER

MASONICHALL

BRADBERRY

8 W.NORTH

WEST NORTH AVENUE

Transformervault

TrashUtilities

4 West Northto be incorpo-rated into new development

4 W. NORTH(PARTIAL)

Bridge & Elevator to Bradberry

Hotel Restaurant

Drop off/Taxi

Courtyard

Lobby

Cafe

Flat Floor Ballroonwith access to courtyard and Hotel

The “ScreeningRoom” Special Events Space

Retail Retail

Option B TERRACED WALKWAY ACCESS

Smaller parking lot (6 spaces/relocated utilities)Enclosed “Garden Walk” access to 6/8 West NorthFuture direct access to theater depending on internal configuration

The “ScreeningRoom” Special Events Space

4 W. NORTH(PARTIAL)

6 W. NORTH

FEDERAL NORTH GARAGE

Ga

rde

n w

alk

E L O I S E S T R

F E

D E

R A

L

S T

R E

E T

R E

D D

O U

R

S

T R

E E

T

GARDENTHEATER

MASONICHALL

BRADBERRYAPTS

8 W.NORTH

Entry & Service

WEST NORTH AVENUE

Transformer

Up to BradberryTrash

Utilities

4 West Northto be incorpo-rated into new development

Retail

Retail

Retail(Bank)

Retail Retail

Restaurant

PARKING6 Spaces

EntryApts

Ga

llery

wa

lk

GARDEN BLOCK MASTER PLAN NORTHSIDE TOMORROW PFAFFMANN + ASSOCIATESRevised September 2009

GARDEN THEATER TEST FIT with New Lobby andConnecting Walkway

Lobby/Event Space

Shared Elevator Lobby

RETAIL

MASONIC HALL

REST.

FLEXIBLE SEATING / STAGE LAYOUT

LOBBY

FOYER

RETAIL

TIX

W M

ENCLOSEDGALLERYWALK

8 W

. NO

RTH

BRADBERRY

THIRD FLOOR

MASONIC HALL

SECOND FLOOR

THIRD FLOOR

MEZZANINE LEVEL

FIRST FLOOR

FOURTH FLOOR

GARDEN THEATER BLOCK SOUTH ELEVATION6

GARDEN THEATERMASONIC HALL 8 W. NORTH 6 W. NORTH 4 W. NORTH 2 W. NORTH

Flexible Configuration Venue:Seating: 142 for film/presentation Banquet: 218 table seats

All flat platfrom: Standing events (parties receptions): 650-800

Traditional Film Venue Modern seating meetingADA & Fire Codes

Fixed Seating: 596

Section Flexible Floor Venue

Elevation

New Entry from garage (150 Spaces)

New Screen

original screen Optional connection to Bradberry as support space

Lobby Theater (flex floor option B-1) Event Lobby

Rental

Mech

West North

Lighting/AV

Lobby/Event Space

New Screen Wall (Moveable)

original screen

original screen

Expanded Stage

GARDEN TEST FIT SUMMARY

GARDEN BLOCK MASTER PLAN NORTHSIDE TOMORROW PFAFFMANN + ASSOCIATESRevised September 2009

Ground FloorRestaurant (4,300 sf with kitchen)

LOBBY

ELEV

KITCHEN

DINING

BAR

ENTRY

ADJACENT SEATING INTHEATER

LOBBY

2nd Floor 2 - 1BR flat units (1 level)1 - 2 BR flat unit (1 level)

1 BR UNIT

ELEV

Bradberry

2 BR 1 BR

3rd Floor3-2 BR units with loft bedroom1-1BR unit

TOILETS

SERVICE REF

Garden Garden

West North Ave.

Re

dd

ou

r St

Garden

Retail(400sf) 2 BR 2 BR 2 BR

1 BR UNIT

dining dining

br br

br

LOBBYLOBBY ELEV

MASONIC TEST FIT SUMMARY

GARDEN BLOCK MASTER PLAN NORTHSIDE TOMORROW PFAFFMANN + ASSOCIATESRevised September 2009

BRADBERRY ORIGINAL LAYOUT1 BR APARTMENTS TYPICAL FLOOR

EXTERIOR WALKWAY ABOVE GARDEN THEATER ROOF

FED. NORTHGARAGE

ELEVATOR /STAIR TOWER

PEDESTRIAN BRIDGEOVER ELOISE

1 BR UNIT

1 BR UNIT

1 BR UNIT

1 BR UNIT

ALTERNATESHARED ELEVATOR ACCESSVIA CONNECTIONTO MASONIC

BRADBERRY DUPLEX ON UPPER FLOORS2 STORY 2BR RESIDENTIAL TYPICAL 3RD & 4TH FLOORS ONLY

TYPICAL 4TH. FLOOR PLAN-UPPER LEVEL IN 2-STORY UNIT

1 BR UNIT

1 BR UNIT

TYPICAL 3RD FLOORLOWER LEVEL OF 2-STORY DUPLEX UNIT

2 BR UNIT

2 BR UNIT

BRADBERRY TEST FIT SUMMARY