PROPERTY ADDRESS FILE NUMBER 514, 516, & 520 W Lake Street; - - PDF document

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PROPERTY ADDRESS FILE NUMBER 514, 516, & 520 W Lake Street; - - PDF document

Nov 09, 2023 192 likes •314 views

Aaron Diederich - Lake Street Developers, LLC 10th NAME OF APPLICANT WARD 2913 2917 2916 2909 I1 2912 2921 2920 2925 2926 2924 R2B 2929 2928 I1 2933 2932 2937 2936 2940 2941 2946 2943 2944 2945 2949 2948 C3A 2953 600

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SLIDE 1 510 429 501 505 2945 601 414 600 2925 515 2956 2926 3001 419 607 2912 3014 3016 3017 3013 2957 516 3009 3020 514 520 2953 2928 2929 2932 2933 2936 2937 2940 2946 2949 2948 2943 2941 2921 2944 2924 2920 410 611 3005 3010 2909 2917 2916 2913 3023 3021 3012 3015 3004

C3A C2 R4 I1 R2B C4 C3A C1

LAKE ST W HARRIET AVE GARFIELD AVE

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FILE NUMBER NAME OF APPLICANT WARD PROPERTY ADDRESS

Aaron Diederich - Lake Street Developers, LLC

10th PLAN10543 514, 516, & 520 W Lake Street; 2949 Garfield Avenue S

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SLIDE 2 Signature Typed or Printed Name License # Date PROJECT NUMBER DRAWN BY CHECKED BY

ORIGINAL ISSUE: REVISIONS:

KEY PLAN

NOT FOR CONSTRUCTION

I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly licensed architect under the laws of the State of Minnesota 4/24/2020 5:00:49 PM

T1.1

TITLE SHEET 219532 ESG ESG Lake Street Apartments West

Lake Street Apartments West

550 West Lake Street Minneapolis, MN

LAND USE UPDATE PROJECT TEAM PROJECT LOCATION DRAWING INDEX

Lake Street Apartments West

550 W Lake Street

Vicinity Site Location

DRAWING INDEX DRAWING NUMBER DRAWING NAME PDR SUBMITTAL (08/26/2019) LUA SUBMITTAL (01/24/2020) LUA RESUBMITTAL (XX/XX/2020)

GENERAL INFORMATION T1.1 TITLE SHEET
  • T1.2
SURVEY
  • CIVIL
C0.0 TITLE SHEET
  • C1.0
EROSION CONTROL PLAN
  • C2.0
REMOVALS PLAN
  • C3.0
SITE PLAN
  • C4.0
GRADING & DRAINAGE PLAN
  • C5.0
UTILITY PLAN
  • C6.0
DETAILS
  • C6.1
DETAILS
  • C6.2
DETAILS
  • LANDSCAPE
L100 LANDSCAPE PLAN - SITE
  • L110
LANDSCAPE PLAN - ROOF
  • L200
LANDSCAPE DETAILS
  • ARCHITECTURAL
A1.0 CONTEXT & IMAGES
  • A1.1
LEVEL BP-P1
  • A1.2
LEVEL 1 PLAN
  • A1.3
LEVEL 2 PLAN
  • A1.4
LEVEL 3-6 PLAN
  • A1.5
LEVEL 7 PLAN
  • A1.6
ROOF LEVEL PLAN
  • A1.7
3D VIEWS
  • A3.0
NORTH & SOUTH ELEVATIONS
  • A3.1
EAST & WEST ELEVATIONS
  • A3.3
EXTERIOR ELEVATION MATERIALS
  • G-1
GROUND FLOOR USES
  • UNIT MIX & SQUARE FOOTAGES

OWNER/DEVELOPER: Lake Street Apartments, LLC 1701 Madison Street NE, Suite 111, Minneapolis, MN 55413 Ph:(612)436-3200 ARCHITECT: Elness Swenson Graham Architects, Inc. 500 Washington Ave. South, Suite 1080 Minneapolis, MN 55415 Ph: 612-339-5508 Fx: 612-339-5382 CONTRACTOR: T.B.D. CIVIL ENGINEER: Solution Blue, Inc. 444 Cedar Street, Suite 1005 Saint Paul, MN 55101 Ph:(651)294-0038 LANDSCAPE ARCHITECT: Solution Blue, Inc. 444 Cedar Street, Suite 1005 Saint Paul, MN 55101 Ph:(651)294-0038 STRUCTURAL ENGINEER: T.B.D. MECHANICAL ENGINEER: T.B.D. PLUMBING ENGINEER: T.B.D. ELECTRICAL ENGINEER: T.B.D.

N o . D escrip tio n D ate

LIVING UNITS - TOTAL GROSS Level Use Area

LEVEL 2 RESIDENTIAL 10,419 SF LEVEL 3 RESIDENTIAL 10,419 SF LEVEL 4 RESIDENTIAL 10,419 SF LEVEL 5 RESIDENTIAL 10,419 SF LEVEL 6 RESIDENTIAL 10,419 SF LEVEL 7 RESIDENTIAL 9,040 SF 61,136 SF LIVING UNITS - TOTAL NET RENTABLE Unit Type Name Level Count Area LEVEL 2 A2 ALCOVE LEVEL 2 6 576 SF A3 ALCOVE LEVEL 2 2 618 SF B2 1 BED LEVEL 2 1 620 SF B3 1 BED LEVEL 2 1 637 SF B4 1 BED LEVEL 2 1 748 SF B5 1 BED LEVEL 2 1 763 SF C1 2 BED LEVEL 2 1 1,005 SF C2 2 BED LEVEL 2 1 1,013 SF S2 STUDIO LEVEL 2 1 464 SF S3 STUDIO LEVEL 2 1 486 SF 16 LEVEL 3 A2 ALCOVE LEVEL 3 6 576 SF A3 ALCOVE LEVEL 3 2 618 SF B2 1 BED LEVEL 3 1 620 SF B3 1 BED LEVEL 3 1 637 SF B4 1 BED LEVEL 3 1 748 SF B5 1 BED LEVEL 3 1 763 SF C1 2 BED LEVEL 3 1 1,005 SF C2 2 BED LEVEL 3 1 1,013 SF S2 STUDIO LEVEL 3 1 464 SF S3 STUDIO LEVEL 3 1 486 SF 16 LEVEL 4 A2 ALCOVE LEVEL 4 6 576 SF A3 ALCOVE LEVEL 4 2 618 SF B2 1 BED LEVEL 4 1 620 SF B3 1 BED LEVEL 4 1 637 SF B4 1 BED LEVEL 4 1 748 SF B5 1 BED LEVEL 4 1 763 SF C1 2 BED LEVEL 4 1 1,005 SF C2 2 BED LEVEL 4 1 1,013 SF S2 STUDIO LEVEL 4 1 464 SF S3 STUDIO LEVEL 4 1 486 SF 16 LEVEL 5 A2 ALCOVE LEVEL 5 6 576 SF A3 ALCOVE LEVEL 5 2 618 SF B2 1 BED LEVEL 5 1 620 SF B3 1 BED LEVEL 5 1 637 SF B4 1 BED LEVEL 5 1 748 SF B5 1 BED LEVEL 5 1 763 SF C1 2 BED LEVEL 5 1 1,005 SF C2 2 BED LEVEL 5 1 1,013 SF S2 STUDIO LEVEL 5 1 464 SF S3 STUDIO LEVEL 5 1 486 SF 16 LEVEL 6 A2 ALCOVE LEVEL 6 6 576 SF A3 ALCOVE LEVEL 6 2 618 SF B2 1 BED LEVEL 6 1 620 SF B3 1 BED LEVEL 6 1 637 SF B4 1 BED LEVEL 6 1 748 SF B5 1 BED LEVEL 6 1 763 SF C1 2 BED LEVEL 6 1 1,005 SF C2 2 BED LEVEL 6 1 1,013 SF S2 STUDIO LEVEL 6 1 464 SF S3 STUDIO LEVEL 6 1 486 SF 16 LEVEL 7 A1 ALCOVE LEVEL 7 3 459 SF A2 ALCOVE LEVEL 7 3 573 SF A3 ALCOVE LEVEL 7 2 618 SF B1 1 BED LEVEL 7 1 586 SF B2 1 BED LEVEL 7 1 620 SF B3 1 BED LEVEL 7 1 637 SF C1 2 BED LEVEL 7 1 1,005 SF C2 2 BED LEVEL 7 1 1,013 SF S1 STUDIO LEVEL 7 1 360 SF S3 STUDIO LEVEL 7 1 486 SF 15 Grand total: 95 95

TOTAL GROSS AREA Level Area

P1 17,559 SF LEVEL 1 14,994 SF LEVEL 2 13,030 SF LEVEL 3 13,030 SF LEVEL 4 13,030 SF LEVEL 5 13,030 SF LEVEL 6 13,030 SF LEVEL 7 12,249 SF 109,951 SF

AMENITY - GROSS Level Use Area

LEVEL 1 AMENITY 1,221 SF LEVEL 7 AMENITY 599 SF 1,820 SF

Minneapolis, MN 55408

LIVING UNITS - GROSS Unit Type Count # of Bedrooms Area A1 3 3 459 SF A2 33 33 576 SF A3 12 12 618 SF B1 1 1 586 SF B2 6 6 620 SF B3 6 6 637 SF B4 5 5 748 SF B5 5 5 763 SF C1 6 12 1,005 SF C2 6 12 1,013 SF S1 1 1 360 SF S2 5 5 464 SF S3 6 6 486 SF 95 107

PARKING GROSS AREA Level Use Area

P1 PARKING 16,412 SF LEVEL 1 PARKING 7,004 SF 23,416 SF

PARKING SCHEDULE - VEHICLES Description Count

P1 8 x 18 COMPACT 26 8'-6" x 18' STANDARD 7 8'-6" x 18' STANDARD W/ BIKE 11 ACCESSIBLE STALL 2 46 LEVEL 1 8 x 18 COMPACT 3 8'-6" x 18' STANDARD W/ BIKE 7 10'-0" x 25' STANDARD 1 ACCESSIBLE STALL 1 12 TOTAL STALLS: 58

PARKING SCHEDULE - BIKES Bike Rack Level Bicycle Count

BIKE RACK 45 P1 BIKE RACK P1 26 LEVEL 1 BIKE RACK LEVEL 1 10 TOTAL STALLS: 81
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SLIDE 3 Signature Typed or Printed Name License # Date PROJECT NUMBER DRAWN BY CHECKED BY

ORIGINAL ISSUE: REVISIONS:

KEY PLAN

NOT FOR CONSTRUCTION

I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly licensed architect under the laws of the State of Minnesota 4/24/2020 5:00:13 PM

A1.0

CONTEXT & IMAGES 219532 Author Checker

01/13/2020

Lake Street Apartments West

Lake Street Apartments West

550 West Lake Street Minneapolis, MN

LAND USE UPDATE WEST LAKES STREET HARRIET AVENUE GARFIELD AVENUE

FROM LAKE ST AND GARFIELD AVE, LOOKING NORTHEAST LAKE ST. AT ALLEY WEST OF HARRIET, LOOKING NORTHWEST FROM GARFIELD AVE, LOOKING SOUTHEAST

PLAN NORTH

SITE

N o . D escrip tio n D ate
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SLIDE 4 A B C A B C FE FE

1 2 B G F E 3 5 6 C A 7 1 4 3 2 5 H A 6 B G F E C D 3.9 4.3

1' - 0" 125' - 5" 8' - 0"

D 8 4

RAMP UP KNOCKOUT PANEL 18' - 0" 22' - 0" 18' - 0" 18' - 0" 22' - 4" 18' - 0" 22' - 2 7/8" 8' - 0" 8' - 6" 8' - 0" 8' - 6" 145 STAIR 146 AREA WELL 148 ELEV LOBBY 149 MECH/ELEC 150 ELEV 151 STAIR 152 MECH/ELEC 153 MECH/ELEC 154 PARKING

PHASE 2 BUILDING

1' - 0" 127' - 10" 18' - 0" 18' - 0" 18' - 0" 8' - 0" 8' - 6" 1' - 7 1/4" 127' - 7 1/4" ALLEY ABOVE 4
  • A1.8
3
  • A1.8
Signature Typed or Printed Name License # Date PROJECT NUMBER DRAWN BY CHECKED BY

ORIGINAL ISSUE: REVISIONS:

KEY PLAN

NOT FOR CONSTRUCTION

I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly licensed architect under the laws of the State of Minnesota 4/24/2020 5:00:14 PM

A1.1

LEVEL BP-P1 219532 JM JM

01/13/2020

Lake Street Apartments West

Lake Street Apartments West

550 West Lake Street Minneapolis, MN

LAND USE UPDATE

1/8" = 1'-0" A1.1

1

LEVEL BP1 PLAN

PLAN NORTH N o . D escrip tio n D ate
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SLIDE 5 Signature Typed or Printed Name License # Date PROJECT NUMBER DRAWN BY CHECKED BY

ORIGINAL ISSUE: REVISIONS:

KEY PLAN

NOT FOR CONSTRUCTION

I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly licensed architect under the laws of the State of Minnesota 4/24/2020 5:00:21 PM

A1.7

3D VIEWS 219532 Author Checker

04/24/20

Lake Street Apartments West

Lake Street Apartments West

550 West Lake Street Minneapolis, MN

LAND USE UPDATE

N o . D escrip tio n D ate
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SLIDE 6

LEVEL 1 100' - 0" LEVEL 2 114' - 0" LEVEL 3 124' - 8" LEVEL 4 135' - 4" LEVEL 5 146' - 0" LEVEL 6 156' - 8" LEVEL 7 167' - 4" ROOF LEVEL 178' - 0" T.O. PARAPET 180' - 4"

METAL PANEL FIBER CEMENT PANEL FIBER CEMENT PANEL WOOD LOOK METAL PANEL MASONRY STOREFRONT ENTRY CANOPY CABLE RAILING PREFABRICATED BALCONY FIBER CEMENT PANEL 78' - 0" 80' - 4" 6' - 0" 2' - 4" 10' - 8" 10' - 8" 10' - 8" 10' - 8" 10' - 8" 10' - 8" 14' - 0"

LEVEL 1 100' - 0" LEVEL 1 100' - 0" LEVEL 2 114' - 0" LEVEL 3 124' - 8" LEVEL 4 135' - 4" LEVEL 5 146' - 0" LEVEL 6 156' - 8" LEVEL 7 167' - 4" ROOF LEVEL 178' - 0" T.O. PARAPET 180' - 4"

METAL PANEL FIBER CEMENT PANEL FIBER CEMENT PANEL METAL PANEL MASONRY OVERHEAD DOOR FIBER CEMENT PANEL THRU WALL MECH UNIT 78' - 0" 80' - 4" 14' - 0" 10' - 8" 10' - 8" 10' - 8" 10' - 8" 10' - 8" 10' - 8" 2' - 4" 6' - 0"

LEVEL 1 100' - 0" LEVEL 1 100' - 0" LEVEL 2 114' - 0" LEVEL 3 124' - 8" LEVEL 4 135' - 4" LEVEL 5 146' - 0" LEVEL 6 156' - 8" LEVEL 7 167' - 4" ROOF LEVEL 178' - 0" T.O. PARAPET 180' - 4"

METAL PANEL FIBER CEMENT PANEL WOOD LOOK METAL PANEL MASONRY STOREFRONT MASONRY FIBER CEMENT PANEL STOREFRONT OVERHEAD DOOR METAL PANEL PREFABRICATED BALCONY THRU WALL MECH UNIT 14' - 0" 10' - 8" 10' - 8" 10' - 8" 10' - 8" 10' - 8" 10' - 8" 2' - 4" 6' - 0" 78' - 0" 80' - 4"

LEVEL 1 100' - 0" LEVEL 1 100' - 0" LEVEL 2 114' - 0" LEVEL 3 124' - 8" LEVEL 4 135' - 4" LEVEL 5 146' - 0" LEVEL 6 156' - 8" LEVEL 7 167' - 4" ROOF LEVEL 178' - 0" T.O. PARAPET 180' - 4"

METAL PANEL FIBER CEMENT FIBER CEMENT PANEL STOREFRONT BURNNISHED BLOCK FIBER CEMENT PANEL METAL PANEL PRE FABRICATED BALCONY THRU WALL MECH UNIT 78' - 0" 14' - 0" 10' - 8" 10' - 8" 10' - 8" 10' - 8" 10' - 8" 10' - 8" 2' - 4" 6' - 0" 80' - 4"

LEVEL 1 100' - 0"

Signature Typed or Printed Name License # Date PROJECT NUMBER DRAWN BY CHECKED BY

ORIGINAL ISSUE: REVISIONS:

KEY PLAN

NOT FOR CONSTRUCTION

I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly licensed architect under the laws of the State of Minnesota 4/24/2020 5:00:45 PM

A3.3

EXTERIOR ELEVATION MATERIALS 219532 JM JM

01/23/20

Lake Street Apartments West

Lake Street Apartments West

550 West Lake Street Minneapolis, MN

LAND USE UPDATE

MECHANICAL LOUVER 3% 0% 2% 1% FIBER CEMENT 49% 32% 41% 17% GLASS 26% 37% 22% 30% MASONRY 14% 5% 13% 6% METAL PANEL 9% 25% 22% 46% NORTH SOUTH EAST WEST PHASE 3: MATERIAL CALCULATIONS

1/16" = 1'-0" A3.3

1

SOUTH ELEVATION MATERIAL

1/16" = 1'-0" A3.3

3

EAST ELEVATION MATERIAL

1/16" = 1'-0" A3.3

4

WEST ELEVATION MATERIAL

1/16" = 1'-0" A3.3

2

NORTH ELEVATION MATERIAL

MATERIALS BRICK COLOR: BLACK HILLS VELOUR ARCHITECTURAL METAL PANEL #1 COLOR: BLACK FIBER CEMENT COLOR: LIGHT GREY ARCHITECTURAL METAL PANEL #1 COLOR: LIGHT FIR

N o . D escrip tio n D ate
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SLIDE 7 A B C Legend AMENITY COMMON / CIRCULATION PARKING PUBLIC SERVICE LAKE STREET GARFIELD AVE. T G AW 408 SF TRASH 670 SF LEASING 275 SF MAIL 7,004 SF PARKING ALLEY DOG RUN T 690 SF RETAIL 192 SF MOVE-IN Lvl 1 Parking Entry Lvl 1 Parking Exit AW 2645 Garfield Ave 757 SF RETAIL 324 SF CONF RM 500 SF BICYCLE 359 SF CIRC 745 SF CLUBROOM 289 SF CIRC 229 SF PACKAGE 102 SF JAN 152 SF BUS CTR 94 SF VEST 334 SF RESTROOMS 1,467 SF CIRC 53 SF STOR 72 SF STOR 91 SF STOR Signature Typed or Printed Name License # Date PROJECT NUMBER DRAWN BY CHECKED BY

ORIGINAL ISSUE: REVISIONS:

KEY PLAN

NOT FOR CONSTRUCTION

I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly licensed architect under the laws of the State of Minnesota 4/24/2020 5:00:49 PM

G-1

GROUND FLOOR USES 219532 Author Checker

04/22/20

Lake Street Apartments West

Lake Street Apartments West

550 West Lake Street Minneapolis, MN

LAND USE UPDATE

N o . D escrip tio n D ate 1/8" = 1'-0" G-1

1

GROUND FLOOR USES

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SLIDE 8 | | | | | | | | | | | |

GARFIELD AVENUE WEST LAKE STREET

2 L200 2 L200 2 L200 1 L200 2 L200 1 L200 3 & 4 L200 3 & 4 L200

(18)P1 (14)P3 (20)P2 292 SF DOG AREA - ARTIFICIAL TURF, SEE K9 GRASS CLASSIC SPECIFICATIONS SECTION 321800; SEE ARCHITECTURE FOR FENCING AND GATE EXISTING TREES TO REMAIN; PROTECT THROUGH CONSTRUCTION PER DETAIL 2/L200 GENERAL LOCATION OF HOSE BIBB, SEE ARCHITECTURAL PLANS (9)S1 (4)S1 (1)T1 (20)P2 (19)P1 (25)P3 STRUCTURAL SOIL TO OCCUR BETWEEN PLANT BEDS TO ACHIEVE CITY MIN. REQUIREMENTS STRUCTURAL SOIL TO OCCUR BETWEEN PLANT BEDS TO ACHIEVE CITY MIN. REQUIREMENTS 36" MIN. PLANTING SOIL DEPTH; TYPICAL FOR ALL PLANTED SPACES EXISTING TREES TO REMAIN; PROTECT THROUGH CONSTRUCTION PER DETAIL 2/L200 EXISTING TREES TO REMAIN; PROTECT THROUGH CONSTRUCTION PER DETAIL 2/L200 (1)T1 EXISTING TREES TO REMAIN; PROTECT THROUGH CONSTRUCTION PER DETAIL 2/L200 STRUCTURAL SOIL TO OCCUR BETWEEN PLANT BEDS TO ACHIEVE CITY MIN. REQUIREMENTS (3)S1

3 & 4 L200 2 L200 CADD USER: Sandy Meulners FILE: \\MN-FREE1\MNDATA\PROJECT\2018\18334_LAKE STREET APARTMENTS\18334_WORKING\AUTOCAD\SHEETS\PHASES II AND III\18334 L100 - PHASE 3 LANDSCAPE.DWG PLOT SCALE: 1:1 PLOT DATE: 1/24/2020 8:57 AM Know what'sbelow.

before you dig.

Call

R 1/22/2020 9:48:08 PM

SEE L200 FOR LANDSCAPE NOTES AND PLANTING DETAILS LANDSCAPE REQUIREMENTS PER CITY: 1. TREES AND PLANTS ALONG GARFIELD AVE. AND LAKE ST. SHALL INCLUDE A MINIMUM 36” DEEP PROFILE OF PLANTING SOIL THROUGHOUT THE OPEN BOULEVARD AREAS TO ACHIEVE A MINIMUM 500 CU.FT. PLANTING SOIL, PER CITY REQUIREMENT. STRUCTURAL SOIL TO BE PLACED BETWEEN PLANTING BEDS TO ACHIEVE MINIMUM. 2. CONTRACTOR SHALL CONTACT CRAIG PINKALLA (612-499-9233, cpinkalla@minneapolisparks.org) REGARDING ANY QUESTIONS RELATED TO THE PLANTING, REMOVAL OR THE PROCESS FOR PROTECTION OF TREES DURING CONSTRUCTION IN THE CITY RIGHT OF WAY. 3. THE EXISTING TREES IN GRATES ALONG LAKE STREET HAVE BEEN CONSTRUCTED WITH ENGINEERED ROOT SPACE - CONTRACTOR SHALL PROTECT THE ENGINEERED ROOT SPACE DURING ALL PHASES OF CONSTRUCTION. AREA CALCULATIONS:

SITE AREA: 17,376 SF (.40 ACRES) BUILDING FOOTPRINT: 15,104 SF BUILDING COVERAGE: 87 % LANDSCAPE AREA: 1,120 SF IMPERVIOUS SURFACE: 16,256 SF

No. Description Date

PROJECT NUMBER DRAWN BY CHECKED BY

ORIGINAL ISSUE: REVISIONS:

KEY PLAN

01/24/2020

LAKE STREET DWELLING PHASE 3

  • Minneapolis. MN

LAKE STREET DWELLING PHASE 3

LUA SUBMITTAL 01/24/2020

I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED LANDSCAPE ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA

18334 TM SM

N O T F O R C O N S T R U C T I O N

530 North Third Street, Suite 120 Minneapolis, MN 55401 p 612.333.3702

L100

LANDSCAPE PLAN - SITE

SCALE: 10' 20' 5' 2.5' 0' 1"=10'

01

LANDSCAPE PLAN - SITE

PLANT SCHEDULE

02 L100

N.T.S
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SLIDE 9

Required Applications

1. Rezoning from C2 to C3A 2. Conditional Use Permit to increase the maximum building height in the C3A from four stories, 56 feet to seven stories, 79 feet. 3. Variance to increase the maximum floor area ratio from 4.02 to 4.91 (22% increase) 4. Site Plan Review. 5. Alley Vacation

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SLIDE 10 2915 Knox Avenue S - 5 stories, FAR 3.34 1609 Irving Ave - 6 stories, FAR 3.59 1312 Lake Street W - 7 stories, FAR 3.67 1300 W Lake Street - 7 stories, FAR 4.3 2900 Aldrich Ave S - 6 stories, FAR 3.7 310 W Lake Street - 6 stories, FAR 4.5