Pittsburgh City Zoning Code

Primary Uses. Primary uses shall be allowed in the R1D Subdistrict in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory uses shall be allowed in the R1D Subdistrict in accordance with the Accessory Use regulations of Chapter 912.

R1A, Single-Unit Attached Residential.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the R1A Subdistrict in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory uses shall be allowed in the R1A Subdistrict in accordance with the Accessory Use regulations of Chapter 912.

R2, Two-Unit Residential.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the R2 Subdistrict in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory uses shall be allowed in the R2 Subdistrict in accordance with the Accessory Use regulations of Chapter 912.

R3, Three-Unit Residential.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the R3 Subdistrict in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory uses shall be allowed in the R3 Subdistrict in accordance with the Accessory Use regulations of Chapter 912.

RM, Multi-Unit Residential.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the RM Subdistrict in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory uses shall be allowed in the RM Subdistrict in accordance with the Accessory Use regulations of Chapter 912.

Site Plan Review.

General. The following shall require Site Plan Review and approval in accordance with the Site Plan Review procedures of Section 922.04:

Any new construction of a multi-unit residence that includes four (4) or more units; or

ii.

Any enlargement or exterior renovation of an existing building for a multi-unit residence of four (4) or more units.

Standards. Any project requiring Site Plan Review in the RM district shall be subject to the Site Plan Review Criteria of Section 922.04.E.

§ 903.03 Development Subdistricts.

[Ord. 25-2001, §§ 1C—1L, eff. 11-30-2001; Ord. No. 25-2011, § 1, eff. 12-22-2011; Ord. No. 10-2025, eff. 5-7-2025]

Development Subdistricts establish regulations governing site development within residential zoning districts.

Very Low-Density.

Map Designation. The zoning map designation for lands classified in the Very Low-Density Subdistrict shall be the letters "VL", which shall follow the Use Subdistrict designation (e.g., R1D-VL)

Site Development Standards.

Sites in the Very Low-Density Subdistrict shall be developed in accordance with the following site development standards, provided that:

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

The Environmental Performance Standards of Chapter 915 shall impose additional regulations on site development if such conditions exist.

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

When a dwelling unit is "attached" to one (1) or more separate dwelling units on separate lots by a party wall or separate abutting wall the required interior sideyard setback shall be zero on the abutting or party wall side.

Site Development Standard	Very-Low Density Subdistrict
Minimum Lot Size	6,000 s.f.
Minimum Front Setback
R1D, R1A, R2 & R3 Subdistricts	30 ft.
RM Subdistrict	30 ft.
Minimum Rear Setback
R1D, R1A, R2 & R3 Subdistricts	30 ft.
RM Subdistrict	30 ft.
Minimum Exterior Sideyard Setback
R1D, R1A, R2 & R3 Subdistricts	30 ft.
RM Subdistrict	30 ft.
Minimum Interior Sideyard Setback
R1D, R2 & R3 Subdistricts	5 ft, on one side; 10 ft. on the other side
R1A Subdistrict	5 ft.
RM Subdistrict	30 ft.
Maximum Height
R1D, R1A, R2 & R3 Subdistricts	40 ft. (not to exceed 3 stories)
RM Subdistrict	40 ft. (not to exceed 3 stories)

Low-Density.

Map Designation. The zoning map designation for lands classified in the Low-Density Subdistrict shall be the letter "L", which shall follow the Use Subdistrict designation (e.g., R1D-L)

Site Development Standards.

Sites in the Low-Density Subdistrict shall be developed in accordance with the following site development standards, provided that:

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

The Environmental Performance Standards of Chapter 915 shall impose additional regulations on site development if such conditions exist.

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

When a dwelling is "attached" to one (1) or more separate dwelling units on separate lots by a party wall or separate abutting wall the required interior sideyard setback shall be zero on the abutting or party wall side.

Site Development Standard	Low Density Subdistrict
Minimum Lot Size	3,000 s.f.
Minimum Front Setback
R1D, R1A, R2 & R3 Subdistricts	30 ft.
RM Subdistrict	25 ft.
Minimum Rear Setback
R1D, R1A, R2 & R3 Subdistricts	30 ft.
RM Subdistrict	25 ft.
Minimum Exterior Sideyard Setback
R1D, R1A, R2 & R3 Subdistricts	30 ft.
RM Subdistrict	30 ft.
Minimum Interior Sideyard Setback
R1D, R2 & R3 Subdistricts	5 ft
R1A Subdistrict	5 ft.
RM Subdistrict	25 ft.
Maximum Height
R1D, R1A, R2 & R3 Subdistricts	40 ft. (not to exceed 3 stories)
RM Subdistrict	40 ft. (not to exceed 3 stories)

Moderate Density.

Map Designation. The zoning map designation for lands classified in the Moderate-Density Subdistrict shall be the letter "M", which shall follow the Use Subdistrict designation (e.g., R2-M)

Site Development Standards.

Sites in the Moderate-Density Subdistrict shall be developed in accordance with the following site development standards, provided that:

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

The Environmental Performance Standards of Chapter 915 shall impose additional regulations on site development if such conditions exist.

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

Site Development Standard	Moderate Density Subdistrict
Minimum Lot Size	2,400 s.f.
Minimum Front Setback
R1D, R1A, R2 & R3 Subdistricts	30 ft.
RM Subdistrict	25 ft.
Minimum Rear Setback
R1D, R1A, R2 & R3 Subdistricts	30 ft.
RM Subdistrict	25 ft.
Minimum Exterior Sideyard Setback
R1D, R1A, R2 & R3 Subdistricts	30 ft.
RM Subdistrict	25 ft.
Minimum Interior Sideyard Setback
R1D, R2 & R3 Subdistricts	5 ft.
R1A Subdistrict	5 ft.
RM Subdistrict	10 ft.
Maximum Height
R1D, R1A, R2 & R3 Subdistricts	40 ft. (not to exceed 3 stories)
RM Subdistrict	55 ft. (not to exceed 4 stories)

High Density.

Map Designation. The zoning map designation for lands classified in the High-Density Subdistrict shall be the Letter "H" which shall follow the Use Subdistrict designation (e.g., RM-H)

Site Development Standards.

Sites in the High-Density Subdistrict shall be developed in accordance with the following site development standards, provided that:

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

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

The Environmental Performance Standards of Chapter 915 shall impose additional regulations on site development if such conditions exist.

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

Site Development Standard	High Density Subdistrict
Minimum Lot Size	1,200 s.f.
Minimum Front Setback
R1D, R1A, R2 & R3 Subdistricts	15 ft.
RM Subdistrict	25 ft.
Minimum Rear Setback
R1D, R1A, R2 & R3 Subdistricts	15 ft.
RM Subdistrict	25 ft.
Minimum Exterior Sideyard Setback
R1D, R1A, R2 & R3 Subdistricts	15 ft.
RM Subdistrict	25 ft.
Minimum Interior Sideyard Setback
R1D, R2 & R3 Subdistricts	5 ft.
R1A Subdistrict	5 ft.
RM Subdistrict	10 ft.
Maximum Height
R1D, R1A, R2 & R3 Subdistricts	40 ft. (not to exceed 3 stories)
RM Subdistrict	85 ft. (not to exceed 9 stories)

Very-High Density.

Map Designation. The zoning map designation for lands classified in the Very-High Density Subdistrict shall be the letters "VH", which shall follow the Use Subdistrict designation (e.g., RM-VH)

Site Development Standards.

Sites in the Very High-Density Subdistrict shall be developed in accordance with the following site development standards, provided that:

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

The Environmental Performance Standards of Chapter 915 shall impose additional regulations on site development if such conditions exist.

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

Site Development Standard	Very-High Density Subdistrict
Minimum Front Setback
R1D, R1A, R2 & R3 Subdistricts	5 ft.
RM Subdistrict	25 ft.
Minimum Rear Setback
R1D, R1A, R2 & R3 Subdistricts	15 ft.
RM Subdistrict	25 ft.
Minimum Exterior Sideyard Setback
R1D, R1A, R2 & R3 Subdistricts	5 ft.
RM Subdistrict	25 ft.
Minimum Interior Sideyard Setback
R1D, R2 & R3 Subdistricts	5 ft.
R1A Subdistrict	5 ft.
RM Subdistrict	10 ft.
Maximum Height
R1D, R1A, R2 & R3 Subdistricts	40 ft. (not to exceed 3 stories)
RM Subdistrict	180 ft.

§ 904.01 NDO, Neighborhood Office District.

[Ord. 25-2001, § 1M, eff. 11-30-2001; Ord. 45-2003, § 2, eff. 12-31-2003]

Purpose. The NDO, Neighborhood Office District is intended to:

Provide a development opportunity for small office uses in districts that are primarily residential in use, but are not otherwise attractive for additional residential investment;

Provide a development opportunity for small offices in close proximity to residential areas;

Provide viable uses for property on traffic arterials which are otherwise not desirable for residential development and which extend through neighborhoods; and

Provide suitable controls to address the impacts of non-residential development on residential neighborhoods.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the NDO District in accordance with the Use Table of Section 911.02.

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

Site Development Standards.

Sites in the NDO District shall be developed in accordance with the following site development standards, provided that:

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

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

New development shall be allowed to use Contextual Setbacks and Contextual Heights in accordance with the provisions of Section 925.06 and Section 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	NDO District
Minimum Lot Size	0
Maximum Floor Area Ratio	3:1
Maximum Lot Coverage	90%
Minimum Front Setback	none required
Minimum Rear Setback
when not adjacent to a way	20 ft.
when adjacent to a way	10 ft.
Minimum Exterior Sideyard Setback	none required
Minimum Interior Sideyard Setback	none required
Maximum Height	45 ft. (not to exceed 3 stories)

Site Plan Review.

General. The following shall require Site Plan Review and approval in accordance with the Site Plan Review procedures of Section 922.04:

Any new construction, building addition or enlargement or exterior renovation of an existing structure on a lot that has an area of two thousand four hundred (2,400) square feet or more;

Any non-residential use; or

Any off street parking area that includes more than ten (10) parking spaces or more than two thousand five hundred (2,500) square feet of surface area.

Standards. Any project requiring Site Plan Review in the NDO district shall be subject to the Site Plan Review Criteria of Section 922.04.E.

§ 904.02 LNC, Local Neighborhood Commercial District.

[Ord. 45-2003, § 3, eff. 12-31-2003]

Purpose. The LNC, Local Neighborhood Commercial District is intended to:

Maintain the small scale and rich diversity of neighborhood-serving commercial districts;

Promote and enhance the quality of life in adjacent residential areas; and

Reduce the adverse impacts that are sometimes associated with commercial uses in order to promote compatibility with residential development.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the LNC District in accordance with the Use Table of Section 911.02.

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

Site Development Standards.

Sites in the LNC District shall be developed in accordance with the following site development standards, provided that:

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

New development shall be allowed to use Contextual Setbacks and Contextual Building Heights in accordance with the provisions of Section 925.06 and Section 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	LNC 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	20 ft.
when adjacent to a way	none required
Minimum Exterior Sideyard Setback	none required
Minimum Interior Sideyard Setback	none required
Maximum Height	45 ft. (not to exceed 3 stories)

Site Plan Review.

General. The following shall require Site Plan Review and approval in accordance with the Site Plan Review procedures of Section 922.04:

Any new construction, building addition or enlargement or exterior renovation of an existing structure on a lot that has an area of two thousand four hundred (2,400) square feet or more;

Any off street parking area that includes more than ten (10) parking spaces or more than two thousand five hundred (2,500) square feet of surface area; or

Standards. Any project requiring Site Plan Review in the LNC district shall be subject to the Site Plan Review Criteria of Section 922.04.E.

§ 904.03 NDI, Neighborhood Industrial District.

[Ord. 45-2003, § 4, eff. 12-31-2003]

Purpose. The NDI, Neighborhood Industrial District is intended to:

Allow a broad range of industrial uses, subject to performance standards;

Accommodate other uses that are compatible with office, commercial and residential land uses; and

Encourage development patterns that include a mix of housing, employment and shopping opportunities.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the NDI District in accordance with the Use Table of Section 911.02.

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

Site Development Standards.

Sites in the NDI District shall be developed in accordance with the following site development standards, provided that:

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

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

New development shall be allowed to use Contextual Setbacks and Contextual Building Heights in accordance with the provisions of Section 925.06 and Section 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	NDI 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	20 ft.
when adjacent to a way	none required
Minimum Exterior Sideyard Setback	none required
Minimum Interior Sideyard Setback	none required
Maximum Height	45 ft. (not to exceed 3 stories)

Site Plan Review.

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

Any new construction, building addition or enlargement or exterior renovation of an existing structure on a lot that has an area of two thousand four hundred (2,400) square feet or more;

Any off street parking area that includes more than ten (10) parking spaces or more than two thousand five hundred (2,500) square feet of surface area; or

Standards. Any project requiring Site Plan Review in the NDI district shall be subject to the Site Plan Review Criteria of Section 922.04.E.

§ 904.04 UNC, Urban Neighborhood Commercial District.

[Ord. 45-2003, § 5, eff. 12-31-2003]

Purpose. The UNC, Urban Neighborhood Commercial District is intended to:

Serve a broader market than the immediate neighborhood;

Allow a range of development while controlling impacts on the neighborhood adjacent to them;

Ensure that new development fit within existing development patterns; and

Reinforce qualities of the built environment, such as the continuity of storefronts and pedestrian-oriented streetscapes.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the UNC District in accordance with the Use Table of Section 911.02.

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

Site Development Standards.

Sites in the UNC District shall be developed in accordance with the following site development standards, provided that:

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

New development shall be allowed to use Contextual Setbacks and Contextual Building Heights in accordance with the provisions of Section 925.06 and Section 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	UNC District
Minimum Lot Size	0
Maximum Floor Area Ratio
when not located within 1,500 ft. of a Major transit facility	3:1
when located within 1,500 ft. of a Major Transit Facility	4:1
Maximum Lot Coverage
Minimum Front Setback	none required
Minimum Rear Setback
when not adjacent to a way	20 ft.
when adjacent to a way	none required
Minimum Exterior Sideyard Setback	none required
Minimum Interior Sideyard Setback	none required
Maximum Height
when not located within 1,500 ft. of a Major transit facility	45 ft. (not to exceed 3 stories)
when located within 1,500 ft. of a Major Transit Facility	60 ft. (not to exceed 4 stories)

Special Exception for Height in UNC District. Additional height above three (3) stories in the UNC district shall be allowed in accordance with Special Exception procedures of Section 922.07 with the following standards:

The maximum height of the structure shall be eighty-five (85) feet, not to exceed six (6) stories;

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

The site shall be sufficiently separated from property zoned Residential for the Board to determine that the additional height will not create a 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.

Site Plan Review.

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

Any new construction, building addition or enlargement or exterior renovation of an existing structure on a lot that has an area of two thousand four hundred (2,400) square feet or more;

Any off street parking area that includes more than ten (10) parking spaces or more than two thousand five hundred (2,500) square feet of surface area; or

Standards. Any project requiring Site Plan Review in the UNC district shall be subject to the Site Plan Review Criteria of Section 922.04.E.

§ 904.05 HC, Highway Commercial District.

[Ord. 45-2003, § 6, eff. 12-31-2003]

Purpose. The HC, Highway Commercial District is intended to:

Accommodate auto-oriented commercial activities and uses for which automobile travel is generally required, such as automobile dealerships, fast-food restaurants and appliance stores;

Improve the design quality of auto-oriented development, making such areas more attractive components of the city;

Provide space for large-scale regional retail stores that require large lots, broadly defined market areas and high sales volumes, and that tend to be incompatible with locations adjoining smaller neighborhoods;

Provide space for commercial uses that would create conflicts with residential uses or other less intensive types of land uses; and

Maintain the efficiency of the City's existing and planned traffic network.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the HC District in accordance with the Use Table of Section 911.02.

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

Site Development Standards.

Sites in the HC District shall be developed in accordance with the following site development standards, provided that:

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

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

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

Site Development Standard	HC District
Minimum Lot Size	0
Maximum Floor Area Ratio
when not located within 1,500 ft. of a Major transit facility	2:1
when located within 1,500 ft. of a Major Transit Facility	3:1
Maximum Lot Coverage
Minimum Front Setback	none required
Minimum Rear Setback
when not adjacent to a way	20 ft.
when adjacent to a way	none required
Minimum Exterior Sideyard Setback	none required
Minimum Interior Sideyard Setback	none required
Maximum Height	75 feet (not to exceed 5 stories)

Site Plan Review.

General. 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 shall require Site Plan Review and approval in accordance with the Site Plan Review procedures of Section 922.04.

Standards. Any project requiring Site Plan Review in the HC district shall be subject to the Site Plan Review Criteria of Section 922.04.E.

§ 904.06 GI, General Industrial District.

[Ord. 45-2003, § 7, eff. 12-31-2003]

Purpose. The GI, General Industrial District is intended to:

Accommodate a full range of industrial, manufacturing, warehouse, and similar uses which are incompatible with lower intensity land uses;

Preserve land for manufacturing uses to maintain the diversity of the City's economic base;

Allow limited commercial development to support industrial uses without competing for land value; and

Encourage appropriate multi-unit residential development in the adaptive reuse of older industrial buildings.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the GI District in accordance with the Use Table of Section 911.02.

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

Site Development Standards.

Sites in the GI District shall be developed in accordance with the following site development standards, provided that:

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

New development shall be allowed to use Contextual Setbacks and Contextual Building Heights in accordance with the provisions of Section 925.06 and Section 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	GI District
Minimum Lot Size	0
Maximum Floor Area Ratio	3:1
Maximum Lot Coverage
Minimum Front Setback	none required
Minimum Rear Setback
when not adjacent to a way	20 ft.
when adjacent to a way	none required
Minimum Exterior Sideyard Setback	10 ft.
Minimum Interior Sideyard Setback	10 ft.
Maximum Height	75 ft. (not to exceed 5 stories)

Site Plan Review.

Standards. Any project requiring Site Plan Review in the GI district shall be subject to the Site Plan Review Criteria of Section 922.04.E.

§ 904.07 UI, Urban Industrial District.

[New District by Ord. No. 19, 7-8-1999. Amend. No. U-9; Ord. 21-2002, §§ 1—3, eff. 6-18-2002; Ord. 45-2003, § 8, eff. 12-31-2003]

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

Allow mid-sized to large industries with lower external impacts on surrounding properties and districts;

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;

Allow multi-use buildings that permit assembly, inventory, sales, and business functions within the same space;

Encourage adaptive reuse of manufacturing buildings and allow the development of high density multi-unit residential buildings.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the UI District in accordance with the Use Table of Section 911.02.

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.

Site Development Standards.

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

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;

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

New development shall be allowed to use Contextual Setbacks and Contextual Building Heights in accordance with the provisions of Section 925.06 and Section 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	3:1
when located within 1,500 ft. of a Major Transit Facility	4:1
Maximum Lot Coverage
Minimum Front Setback	none required
Minimum Rear Setback
when not adjacent to a way	20 ft.
when adjacent to a way	none required
Minimum Exterior Sideyard Setback	10 ft.
Minimum Interior Sideyard Setback	10 ft.
Maximum Height	60 ft. (not to exceed 4 stories)

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 Section 922.07 with the following standards:

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

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.

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:

The Maximum FAR shall not exceed 10:1.

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

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.

Site Plan Review.

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

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

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

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.

§ 904.08 UC-MU Urban Center Mixed Use.

[Ord. No. 17-2022, § 2, eff. 6-30-2022; Ord. No. 1-2023, § 7, 3-1-2023]

Purpose. The intent of the UC-MU District is to allow for commercial uses while also providing diverse housing options, including affordable and workforce housing. To ensure each new development contributes to the public realm, publicly accessible open spaces are required, along with active ground floor uses and adequate sidewalk width. To transition from smaller scale residential adjacent to this district, green spaces and other buffers are required between lower scale residential and taller new buildings. Commercial uses in the UC-MU should include neighborhood serving retail and other businesses serving residents and other uses.

Use Regulations.

Primary Uses. Primary Uses shall be allowed in the UC-MU District in accordance with the Use Table of Section 911.02.

Accessory Uses.

Accessory Uses shall be allowed in the UC-MU District in accordance with the Accessory Use regulations of Chapter 912.

Surface parking shall be permitted as accessory to Multi-Unit Residential uses with at least fifty (50) dwelling units for no more than ten (10) spaces. Surface parking accessory to such Multi-Unit Residential uses shall be subject to the landscaping and screening standards of Chapter 918, regardless of the applicability related to number of spaces set forth therein, and shall not be located in any Build-To Zone.

Site Development Standards. Site and Design Standards for the UC-MU shall be in accordance with Section 922.15.

Height.

Base height without Performance Points is as illustrated in the Height Map, including limits in the mapped Height Reduction Zone. New development shall not to be permitted to use the Contextual Height Provisions of Section 925.07.D.

A minimum height of twenty-four (24) feet is required for Primary Structures.

The maximum height of a Primary Structure may exceed the base height, up to the maximum height illustrated in the Height Map, provided the following conditions are met:

Height Bonus. To exceed the base height as illustrated in the height map, a development must qualify for a height bonus as described in Section 904.08.C.5 and Section 915.07.

Height Design Standards. To exceed the base height as permitted in the Height Map, buildings must meet the following design standards (See Figure 1):

Where a building exceeds sixty-five (65) feet in height, step-backs are required as follows:

A minimum front and street-side step-back of ten (10) feet is required for structures of sixty-five (65) feet in height or greater.

Structures in excess of eighty-five (85) feet in height shall meet one of the following standards beginning no higher than eighty-five (85) feet:

Additional front and street-side step-backs of ten (10) feet are required, in addition to the ten (10) foot step-back required at sixty-five (65) feet.

The portion of the structure that exceeds eighty-five (85) feet in height must be no more than eighty (80) percent of the building footprint. The required ten-foot step-back at sixty-five (65) feet shall be maintained.

Any required building step-back may begin at a lower height, including at ground level, but at a minimum must occur at the portion of a building exceeding sixty-five (65) feet or six (6) stories, whichever occurs first.

(iv)

In the required stepbacks, above grade can be open air balconies and other architectural design features that project from the facade, provided they are not enclosed square footage. At ground level, open space shall be provided that meets Urban Open Space standards and may be used to meet Urban Open Space Requirements.

When a development includes a new Primary Structure with a maximum height of more than twice the average height of an existing adjacent Primary Structure, a Green Buffer shall be provided. This provision applies to parcels abutting another parcel with the smaller structure, not across a Street or Way. The Green Buffer(s) shall be located as an interior sideyard(s) or rear yard along the lot line(s) abutting the lot(s) with the shorter structure(s). Additions to existing structures in the Green Buffer shall be permitted as a Special Exception, subject to the provisions of Section 922.07.

For structures that exceed sixty-five (65) feet in height, applicants must submit a shadow study demonstrating the effects of the proposed structure to the Zoning Administrator. Pre- and post-development shadows must be included in the shadow study. The study must depict, at a minimum, mid-morning and mid-afternoon shadows cast on the following dates: March 21, June 21, September 22, and December 21, corresponding to the first day of each season.

Figure 1 Building Height and Upper-Story Step Backs for UC-E and UC-MU

Build-To Zone.

When abutting a street, a build-to zone is imposed between zero (0) and ten (10) feet inward from the property line (See Figure 2). A build-to zone is imposed on all street frontages, except where the applicant can document that the frontage requirements cannot be met due to Green Buffer or Urban Open Space requirements.

When abutting a Street, a minimum of sixty (60) percent of the building frontage or facade must be located in the Build-To Zone.

Figure 2 Street Build-To Zone For UC-MU

Sidewalks. Along Boulevard of the Allies, continuous pedestrian sidewalks at least twelve (12) feet wide shall be provided, with a clear path exclusive of obstructions of at least six (6) feet. Street trees and other landscaping is required in this sidewalk to manage stormwater and provide an improved pedestrian experience. In all other locations in this district, continuous pedestrian sidewalks of at least ten (10) feet along a street, with a clear path exclusive of obstructions of at least five (5) feet. The continuous pedestrian sidewalk is inclusive of obstructions including street furniture, tree pits, and Green Infrastructure. If the sidewalk does not have the necessary width available in the public right-of-way as determined by the City, the additional width must be provided on the development parcel. Where the sidewalk is extended onto private property, this portion of the site may also be counted to Urban Open Space requirements, if that portion of the site otherwise meets the Urban Open Space standards. Buildings may encroach over the air space above any additional sidewalk width provided on a development parcel provided that the underside of the encroachment is a minimum of two (2) stories above grade.

Urban Open Space. Urban Open Space shall be provided at ground level on lots of twenty thousand (20,000) square feet or more in an amount at least equal to ten (10) percent of the lot area.

Performance Points.

New buildings and renovations in this district can utilize a subset of the bonus system of Section 915.07. Points earned by satisfying the bonus goals can be utilized in this district to achieve the bonus height as identified in Section 904.08.C.1. Each point equates to fifteen (15) feet of additional building height. Points may be transferred from a development site to another, if approved by Planning Commission as part of a Master Development Plan, in accordance with procedures as developed by the Department of City Planning.

All projects pursuing bonus options in the UC-MU shall meet the following requirements:

All projects seeking Performance Points must show satisfactory efforts made to meet City of Pittsburgh policies regarding minority and women business enterprises found in Section 177A.02 of the City Code.

All projects seeking Performance Points must meet the standards for the lowest point of the relevant energy consumption point for the project type (i.e., new construction or existing buildings).

In the UC-MU, the following bonus points are available:

Zero Energy or Zero Carbon Buildings Section 915.07.D.1.a-1.c; Points as listed.

On-Site Energy Generation Section 915.07.D.3.a-3.c.; Points as listed.

Affordable Housing: Section 915.07.D.4.a-4.d.; points modified as follows: 4.c is four (4) points; 4.d is six (6) points.

Rainwater Section 915.07.D.5.a - 5.c; Points as listed.

Building Reuse Section 915.07.D 6.c; Points as listed.

On Site Public Art Section 915.07.D.9.a-9.c; Points as listed.

Equitable Development: Section 915.07.D.12.a-12.c a: points modified as follows: 12.c is five (5) points.

Fresh Food Access: Section 915.07.D.13.a Points as listed.

Sustainable Development Bonuses. Developments are not eligible for the provisions of Section 915.04, Sustainable Development Bonus.

Review Procedures.

Site Plan Review.

The following development actions are subject to Site Plan Review and approval per Section 922.04, unless such actions meet the thresholds of Section 904.08.D.2, in which case they are subject to Project Development Plan review and approval:

All new construction of Primary Structures.

Any expansion or any exterior renovation to an existing Primary Structure.

All new construction of parking structures.

Any existing single-family detached dwellings located within this District are exempt from Site Plan Review, unless otherwise specifically required by the Zoning Code.

Project Development Plan.

The following development actions are subject to Project Development Plan review and approval by Planning Commission per Section 922.10.

All new construction of fifteen thousand (15,000) square feet or more in gross floor area.

Any addition or expansion of fifteen thousand (15,000) square feet or more in gross floor area or building footprint.

Commercial structured parking of forty (40) or more spaces.

Demolition of any Primary Structure of fifteen thousand (15,000) square feet or greater or a total of five (5) or more Primary Structures under the same ownership or control.

New Parks and Recreation (Limited and General) uses of two thousand four hundred (2,400) square feet or greater, where Art Commission review and approval is not required.

Project Development Plans that are filed for building demolitions not part of an application for new construction shall include a report, study, or statement of the property's future use that meets the review criteria of Section 922.10.E.2.

§ 904.09 UC-E Urban Center Employment.

[Ord. No. 1-2023, § 8, 3-1-2023]

Purpose. The intent of the UC-E District is to support life sciences, healthcare, and other industrial sectors that benefit from locating together and provide employment for a variety of workers and educational levels. The priority is on employment over residential uses. As this district draws the most users and visitors, new development shall provide publicly accessible open space, active ground floor uses, adequate sidewalk width, and varied community services and amenities to create an active and inviting public realm experience. Multi-modal transportation is encouraged, especially transit, and where parking is provided it should be shared. Commercial uses in the UC-E include neighborhood serving retail and other businesses serving residents and other uses.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the UC-E District in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory uses shall be allowed in the UC-E District in accordance with the Accessory Use regulations of Chapter 912.

Site Development Standards. Site and Design Standards for the UC-E shall be in accordance with Section 922.15.

Height.

A minimum height of forty (40) feet is required for Primary Structures.

The maximum height of a Primary Structure may exceed the base height, up to the maximum height illustrated in the Height Map, provided the following conditions are met:

Height Bonus. To exceed the base height feet as illustrated in the height map, a development must qualify for a height bonus as described in Section 904.09.C.4 and Section 915.07.

Height Design Standards. To exceed the base height as permitted in the Height Map, buildings must meet the following design standards (See Figure 1):

Where a building exceeds sixty-five (65) feet in height, step-backs are required as follows:

A minimum front and street-side step-back of ten (10) feet is required for structures of sixty-five (65) feet in height or greater.

Structures in excess of eighty-five (85) feet in height shall meet one of the following standards beginning no higher than eighty-five (85) feet:

Additional front and street-side step-backs of ten (10) feet are required, in addition to the ten (10) foot step-back required at sixty-five (65) feet.

(iv)

In the required stepbacks above grade, projections may include open balconies and other architectural design features that project from the facade, provided they are not enclosed square footage. At ground level, open space shall be provided that meets Urban Open Space standards and may be used to meet Urban Open Space Requirements.

Figure 1 Building Height and Upper-Story Step Backs For UC-E and UC-MU

Sidewalks. Along Fifth Avenue and Forbes Avenue, continuous pedestrian sidewalks at least twenty (20) feet wide shall be provided, with clear path exclusive of obstructions of at least ten (10) feet. In all other locations in this district, continuous pedestrian sidewalks of at least ten (10) feet along a Street, with a clear path exclusive of obstructions of at least five (5) feet. The continuous pedestrian sidewalk is inclusive of obstructions including street furniture, tree pits, and Green Infrastructure. If the sidewalk does not have the necessary width available in the public right-of-way as determined by the City, the additional width must be provided on the development parcel. Where the sidewalk is extended onto private property, this portion of the site may be used to meet Urban Open Space requirements, if that portion of the site otherwise meets the Urban Open Space standards. Buildings may encroach over the air space above any additional sidewalk width provided on a development parcel provided that the underside of the encroachment is a minimum of two (2) stories above grade.

Urban Open Space. Urban Open Space shall be provided at ground level on lots of twenty thousand (20,000) square feet or more in an amount at least equal to ten (10) percent of the lot area.

Performance Points.

New buildings and renovations in this district can utilize a subset of the bonus system of Section 915.07. Points earned by satisfying the bonus goals can be utilized in this district to achieve the bonus height as identified in Section 904.09.C.1. Each point equates to fifteen (15) feet of additional building height. Points may be transferred from a development site to another, if approved by Planning Commission as part of a Master Development Plan, in accordance with procedures as developed by the Department of City Planning.

All projects pursuing bonus options in the UC-E shall meet the following requirements:

All projects seeking Performance Points must meet the standards for the lowest point of the relevant energy consumption point for the project type (i.e., new construction or existing buildings).

In the UC-E, the following bonus points are available:

Zero Energy or Zero Carbon Buildings Section 915.07.D.1.a-1.c; Points as listed.

On-Site Energy Generation Section 915.07.D.3.a-3.c.; Points as listed.

Affordable housing: Section 915.07.D.4.a-4.d.; points modified as follows: Subsection 4.c is four (4) points; Subsection 4.d is six (6) points.

Rainwater Section 915.07.D.5.a - 5.c; Points as listed.

Building Reuse Section 915.07.D 6.c; Points as listed.

On Site Public Art Section 915.07.D.9.a-9.c; Points as listed.

Workforce development: Section 915.07.D.12.a-12.c points modified as follows: Subsection 12.c is five (5) points.

Sustainable Development Bonuses. Developments are not eligible for the provisions of Section 915.04, Sustainable Development Bonus.

Review Procedures.

Site Plan Review.

The following development actions are subject to Site Plan Review and approval per Section 922.04, unless such actions meet the thresholds of Section 904.09.D.2, in which case they are subject to Project Development Plan review and approval:

All new construction of Primary Structures.

Any expansion or any exterior renovation to an existing Primary Structure.

All new construction of parking structures.

Any existing single-family detached dwellings located within this District are exempt from Site Plan Review, unless otherwise specifically required by the Zoning Code.

Project Development Plan.

The following development actions are subject to Project Development Plan review and approval by Planning Commission per Section 922.10.

All new construction of fifteen thousand (15,000) square feet or more in gross floor area.

Any addition or expansion of fifteen thousand (15,000) square feet or more in gross floor area or building footprint.

Commercial structured parking of forty (40) or more spaces.

Demolition of any Primary Structure of fifteen thousand (15,000) square feet or greater or a total of five (5) or more Primary Structures under the same ownership or control.

New Parks and Recreation (Limited and General) uses of two thousand four hundred (2,400) square feet or greater, where Art Commission review and approval is not required.

§ 904.10 R-MU Residential Mixed Use.

[Ord. No. 1-23, § 9, 3-1-2023]

Purpose. The intent of this district is to provide healthy, attractive, and affordable rental housing in multifamily buildings. Encourage a mixture of restored historic homes and modern apartment buildings, with neighborhood serving retail.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the R-MU District in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory Uses shall be allowed in the R-MU District in accordance with the Accessory Use regulations of Chapter 912.

Site Development Standards. Site and Design Standards for the R-MU shall be in accordance with Section 922.15.

Height.

A minimum height of twenty-four (24) feet is required for Primary Structures.

The maximum height of a Primary Structure may exceed the base height up to the maximum height illustrated in the Height Map, provided the following conditions are met:

Height Bonus. To exceed the base height as illustrated in the height map, a development must qualify for a height bonus as described in Section 904.10.C.6 and Section 915.07.

Height Design Standards. To exceed the height the base height as permitted in the Height Map, buildings must meet the following design standards (See Figure 3):

Where a building exceeds forty-five (45) feet in height, step-backs are required as follows:

A minimum front and street-side step-back of ten (10) feet is required for structures of forty-five (45) feet in height or greater.

Structures in excess of sixty-five (65) feet in height shall meet one of the following standards beginning no higher than sixty-five (65) feet:

Additional front and street-side step-backs of ten (10) feet are required, in addition to the ten (10) foot step-back required at forty-five (45) feet.

The portion of the structure that exceeds sixty-five (65) feet in height must be no more than eighty (80) percent of the building footprint. The required ten-foot step-back at forty-five (45) feet shall be maintained.

Any required building step-back may begin at a lower height, including at ground level, but at a minimum must occur at the portion of a building exceeding forty-five (45) feet or six (4) stories, whichever occurs first.

(iv)

When a development includes a new Primary Structure with a maximum height of more than twice the average height of an existing adjacent Primary Structure, a Green Buffer shall be provided. The Green Buffer(s) shall be located as an interior sideyard(s) or rear yard along the lot line(s) abutting the lot(s) with the shorter structure(s). Additions to existing structures in the Green Buffer shall be permitted as a Special Exception, subject to the provisions of Section 922.07.

Figure 1 Building Height and Upper-Story Step Backs for R-MU

Rear Setback. A five (5) foot rear setback shall be required when not adjacent to a way, two (2) feet if adjacent to a way.

Build to Zone.

When abutting a Street, a build-to zone is imposed between zero (0) and twenty (20) feet inward from the property line (See Figure 4).

When abutting a Street, a minimum of sixty (60) percent of the building frontage or facade must be located in the Build-To Zone.

Where a project has frontage on two (2) or more Streets, a build-to zone is imposed on all the Street frontages, except where the applicant can document that the frontage requirements cannot be met due to setback, Green Buffer, or Urban Open Space requirement.

Figure 2 Street Build-To Zone for R-MU

Sidewalks. Continuous pedestrian sidewalks at least ten (10) feet wide shall be provided, with clear path exclusive of obstructions of at least five (5) feet. The continuous pedestrian sidewalk is inclusive of obstructions including street furniture, tree pits, and Green Infrastructure. If the sidewalk does not have the necessary width available in the public right-of-way as determined by the City, the additional width must be provided on the development parcel. Where the sidewalk is extended onto private property, this portion of the site may also be counted to Urban Open Space requirements, if that portion of the site otherwise meets the Urban Open Space standards. Buildings may encroach over the air space above any additional sidewalk width provided on a development parcel provided that the underside of the encroachment is a minimum of 2 (two) stories above grade.

Urban Open Space. Urban Open Space shall be provided at ground level on lots of twenty thousand (20,000) square feet or more in an amount at least equal to ten (10) percent of the lot area.

Performance Points.

New buildings and renovations in this district can utilize a subset of the bonus system of Section 915.07. Points earned by satisfying the bonus goals can be utilized in this district to achieve the bonus height as identified in Section 904.10.C.1. Each point equates to fifteen (15) feet of additional building height. Points may be transferred from a development site to another, if approved by Planning Commission as part of a Master Development Plan, in accordance with procedures as developed by the Department of City Planning.

All projects pursuing bonus options in the R-MU shall meet the following requirements:

All projects seeking Performance Points must meet the standards for the lowest point of the relevant energy consumption point for the project type (i.e., new construction or existing buildings).

In the R-MU, the following bonus points are available:

Zero Energy or Zero Carbon Buildings Section 915.07.D.1.a-1.c; Points as listed.

On-Site Energy Generation Section 915.07.D.3.a-3.c.; Points as listed.

Affordable housing: Section 915.07.D.4.a-4.d.; points modified as follows: Subsection 4.c is four (4) points; Subsection 4.d is six (6) points.

Rainwater Section 915.07.D.5.a - 5.c; Points as listed.

Building Reuse Section 915.07.D 6.b-6.c; Points as listed.

On Site Public Art Section 915.07.D.9.a-9.c; Points as listed.

Sustainable Development Bonuses. Developments are not eligible for the provisions of Section 915.04, Sustainable Development Bonus.

Review Procedures.

Site Plan Review.

The following development actions are subject to Site Plan Review and approval per Section 922.04, unless such actions meet the thresholds of Section 904.10.D.2, in which case they are subject to Project Development Plan review and approval:

All new construction of Primary Structures.

Any expansion or any exterior renovation to an existing Primary Structure.

All new construction of parking structures.

Any existing single-family detached dwellings located within this District are exempt from Site Plan Review, unless otherwise specifically required by the Zoning Code.

Project Development Plan.

The following development actions are subject to Project Development Plan review and approval by Planning Commission per Section 922.10.

All new construction of fifteen thousand (15,000) square feet or more in gross floor area.

Any addition or expansion of fifteen thousand (15,000) square feet or more in gross floor area or building footprint.

Commercial structured parking of forty (40) or more spaces.

Demolition of any Primary Structure of fifteen thousand (15,000) square feet or greater or a total of five (5) or more Primary Structures under the same ownership or control.

New Parks and Recreation (Limited and General) uses of two thousand four hundred (2,400) square feet or greater, where Art Commission review and approval is not required.

§ 905.01 P, Parks District.

[Ord. 25-2001, § 1N, eff. 11-30-2001; Ord. 45-2003, § 9, eff. 12-31-2003; Ord. 40-2005, §§ 1A, 1B, eff. 12-30-2005[1]]

Purpose. The P, Parks District is intended to:

Provide and maintain a system of parks for the enjoyment of the City's residents and visitors;

Accommodate memorial parks or cemeteries; and

Accommodate passive and active recreational uses in dedicated public and private park areas.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the P District in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory uses shall be permitted in the P District in accordance with the Accessory Use regulations of Chapter 912.

Site Development Standards.

Sites in the P District shall be developed in accordance with the following site development standards, provided that:

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

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

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

Site Development Standard	P District
Minimum Lot Size	3,200 s.f.
Maximum Floor Area Ratio	1:1
Minimum Front Setback	30 ft.
Minimum Rear Setback	20 ft.
Minimum Exterior Sideyard Setback	20 ft.
Minimum Interior Sideyard Setback	5 ft.
Maximum Height	40 ft. (not to exceed 3 stories)

Site Plan Review.

General. The following shall require Site Plan Review and approval in accordance with the Site Plan Review procedures of Section 922.04:

Any new construction, building addition or enlargement or exterior renovation of an existing structure on a lot that has an area of two thousand four hundred (2,400) square feet or more; or

Any off street parking area that includes more than ten (10) parking spaces or more than two thousand five hundred (2,500) square feet of surface area.

Standards. Any project requiring site plan review in the P District shall be subject to the site plan review criteria of Section 922.04.E.

[1]

Editor's Note: This ordinance also provided for changing "PO, Parks and Open Space District" to "P, Parks District" throughout Title 9.

§ 905.02 H, Hillside District.

[Ord. 35-2002, §§ 1A, AB, eff. 12-3-2002; Ord. 40-2005, §§ 1C—1F, eff. 12-30-2005]

Purpose. The H, Hillside District is intended to:

Promote environmental preservation and fiscal responsibility;

Allow reasonable use and development of property zoned H, Hillside; and

Apply in areas that are not suitable for intensive development because of the presence of environmental or scenic resources and because of the difficulty of providing essential public facilities and services in an efficient and cost-effective manner.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the H District in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory uses shall be permitted in the H District in accordance with the Accessory Use regulations of Chapter 912.

Site Development Standards.

Sites in the H District shall be developed in accordance with the following site development standards, provided that:

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

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

The applications for building permits shall be subject to the Site Plan Review procedures in accordance with Section 922.04 of the Zoning Ordinance.

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

Site Development Standard	H District
Minimum Lot Size	3,200 s.f.
Minimum Front Setback	none
Minimum Rear Setback	none
Minimum Exterior Sideyard Setback	none
Minimum Interior Sideyard Setback	none
Maximum Height	40 ft. (not to exceed 3 stories)
Maximum Area of Disturbance:	50% of total lot area

Special Definitions. The following special definitions shall apply throughout the Hillside Regulations of this chapter:

The brow of the hillside is that portion that forms the horizon when viewed from below or afar.

The foot of a hillside marks the transitional point between valley floor and hillside.

Area of disturbance: area of the site where vegetation is removed, structures or paving are built, or excavation occurs.

(Reserved)

§ 905.03 EMI, Educational/Medical Institution District.

[Ord. No. 19-2010, § 1A, eff. 6-17-2010; Ord. No. 34-2021, § 1, eff. 10-11-2021]

Purpose. The EMI, Educational/Medical Institution District is intended to:

Accommodate educational and medical institutional uses, such as hospitals, colleges and universities, within the urban context;

Promote and enhance the development and expansion of medical and educational uses; and

Minimize the adverse impacts that can result when institutional uses are located near neighborhoods.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the EMI District in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory uses shall be permitted in the EMI District in accordance with the Accessory Use regulations of Chapter 912.

Site Development and Design Standards. Land within an EMI District shall be developed in accordance with an approved Institutional Master Plan which shall contain a detailed description of the site development standards and the design standards applicable within the subject EMI District. Since each EMI District will accommodate a different institution in a different neighborhood setting, each Institutional Master Plan, and hence each EMI District, will have different site development standards and design standards. Land within an EMI District shall be subject to the Residential Compatibility Standards of Chapter 916.

Institutional Master Plans.

Purpose. The Institutional Master Plan shall provide a framework for development of large institutions such as hospitals and colleges, which control large areas of land within the City, contain a much greater density of development than surrounding areas, are a source of substantial employment, and are usually located immediately adjacent to residential neighborhoods. An Institutional Master Plan is intended to permit flexibility for a large institution which is not possible on a lot-by-lot basis, while providing a level of understanding to the public and the community about the potential growth of institutions and the resultant impacts. The provisions are specifically intended to:

Protect the integrity of adjacent residential neighborhoods by addressing impacts of institutional development on adjacent areas;

Provide a growing and continuing source of employment which is easily accessible;

Create attractive and efficient urban areas which incorporate a high degree of amenity; and

Protect sensitive portions of the natural and man-made environment which are potentially affected by institutional development.

Applicability. An Institutional Master Plan must be submitted and approved, in accordance with the procedures of Section 922.12, prior to any development within an EMI District except for the following:

No Institutional Master Plan shall be required for interior alterations to an existing building, provided that such project does not involve the establishment or expansion of commercial uses allowed in the EMI District.

Prior to the approval of an Institutional Master Plan, the Planning Director shall be authorized to approve minor development projects within an EMI District, provided that the development:

Shall not result in the creation of or the need for additional parking;

Shall not result in an increase in the number of employees;

Shall not result in the addition of a total of more than twenty-five thousand (25,000) square feet of floor area;

Shall not result in the coverage or a total of more than twenty-five thousand (25,000) square feet of site area; and

Shall not increase the height of any structure by more than one (1) story or fourteen (14) feet.

Shall be subject to Site Plan Review and Design Review in accordance with Section 922.04.E.4.

Institutional Master Planning Area. An Institutional Master Plan shall illustrate and identify the current land use of all the area within the EMI District, contiguous properties, and properties within one thousand (1,000) feet of the EMI District which are under the control of the institution.

Submission Requirements. An Institutional Master Plan shall include, at a minimum, the following information unless the Planning Director determines that such information is not necessary to evaluate the proposed Institutional Master Plan and the institution's future impacts on surrounding neighborhoods. Specific requirements of the full Institutional Master Plan shall be prepared by the Zoning Administrator and adopted by the City Planning Commission.

Planning Horizon. The Institutional Master Plan shall cover a period of least twenty-five (25) years, commencing from the date of submission. Requirements shall vary for different time periods within the plan, according to the following.

Mission and Objectives. The Institutional Master Plan shall include a statement that defines the organizational mission and objectives of the institution and description of how all development contemplated or defined by the Institutional Master Plan advances the goals and objectives of the institution. The statement should describe the population to be served by the institution, and any projected changes in the size or composition of that population. It should also specify any services to be provided to Pittsburgh residents in adjacent neighborhoods and in other areas of the city.

Existing Property and Uses. The Institutional Master Plan shall include a description of land, buildings, and other structures owned or occupied by the institution as of the date of submission of the Institutional Master Plan. The following information shall be required:

Illustrative site plans showing the footprints of each building and structure, together with roads, sidewalks, parking, landscape features and other significant site improvements;

Land and building uses;

Gross floor area in square feet;

Building height in stories and feet;

A description of off-street parking and loading areas and facilities, including a statement of the approximate number of parking spaces in each area or facility; and

List of stormwater management best management practices (BMPs) with the following information for each BMP: location including latitude and longitude with street address, type of BMP, the year BMP was installed, and any associated stormwater volume control offsets information in accordance with Title 13: Stormwater Management.

Needs of the Institution. The Institutional Master Plan shall include a summary and projection of the institution's current and future needs for the following facilities:

Academic;

Service;

Research;

Office;

Housing;

Patient care;

Public assembly;

Parking; and

Other facilities related to the institutional use.

Ten-Year Development Envelope.

The Institutional Master Plan shall include a description of the envelope within which development will occur in a ten-year time frame. The development envelope is the maximum amount of development proposed by an institution, which can be supported through impact studies. The intent of this provision is to provide the institution with flexibility regarding the future development potential of its campus, while addressing the potential impacts of that development on the surrounding neighborhoods.

The Development Envelope shall include the following:

Location of each potential development site;

Maximum Floor Area of structures for each potential development site;

Total Maximum Floor Area for Institutional Master Plan structures;

Height of possible structures;

Required setbacks on each parcel;

Other factors which may affect the size and form of buildings;

Total number and location of parking spaces which will occur within a ten-year period; and

Proposed stormwater management strategy including the type and location of stormwater best management practices and stormwater volume control offsets planned in relation to future development.

(f)

Twenty-five Year Development Sites. The Institutional Master Plan shall include written and graphic materials identifying future development sites in addition to those noted in the Ten-Year Development Envelope. This information shall include, at a minimum, the size and location of each parcel which may be developed within a twenty-five year period.

(g)

Transportation Management Plan. The Institutional Master Plan shall include a transportation and parking management plan, based on the results of the transportation study, that identifies any traffic mitigation measures to be employed.

(h)

Environmental Protection Plan. The Institutional Master Plan shall identify all sensitive environmental resources within the Institutional Master Plan area, as well as any view corridors that traverse the Institutional Master Plan area. The Institutional Master Plan shall identify Environmental Overlay Districts that affect the Institutional Master Plan area and shall include reports on those conditions as required in Chapter 906. The Institutional Master Plan shall identify areas of the Institutional Master Plan area which may be subject to the Environmental Performance Standards of Chapter 915. The plan shall identify the measures that will be used to mitigate impacts for each of these conditions.

Open Space and Pedestrian Circulation Plan. The Institutional Master Plan shall include open space and pedestrian circulation guidelines and objectives, including a description of the circulation system to be provided through the campus and plans for ensuring the accessibility of pedestrian areas and open spaces.

(j)

Urban Design Guidelines. The Institutional Master Plan shall include design guidelines and objectives for new and renovated buildings and structures to assure their compatibility with supporting neighborhoods and districts and to minimize potential adverse impacts on historic structures and historic districts. Urban design guidelines shall include listings of appropriate materials, height, bulk, massing, and colors that will be used to guide the course of proposed and future development.

(k)

Neighborhood Protection Strategy. The Institutional Master Plan shall identify standards and programs that will be put in place to ensure that the quality of the surrounding neighborhoods is maintained or enhanced.

Compliance with Institutional Master Plan.

No building permit or Certificate of Occupancy shall be issued for any project within an EMI District until the Zoning Administrator, upon the recommendation of the Planning Director, certifies that the proposed project is consistent with an approved Institutional Master Plan which has not expired. Such a certification may be found if the proposed project is clearly identified in the approved Institutional Master Plan or if the project is found to create minimal impact according to the following criteria:

The project does not result in the creation of or the need for additional parking;

The project does not result in an increase in the number of employees;

The project does not result in the addition of more than twenty-five thousand (25,000) square feet of floor area; and

The project does not result in the coverage of more than twenty-five thousand (25,000) square feet of site area.

WATER-DEPENDENT FACILITY OR USE

Shall be subject to Site Plan Review and Design Review in accordance with Section 922.04.E.4.

Such a certification of consistency, or finding of inconsistency, or finding of consistency subject to conditions, shall be issued within forty-five (45) days of receipt of an application for a building, use, or Certificate of Occupancy for the proposed project. All projects, regardless of size, shall meet all standards and guidelines found in the approved Institutional Master Plan before the Zoning Administrator can approve the application for a Building Permit.

Institutional Master Plan Required. All Institutions within an EMI Zoning District shall have an approved Institution Master Plan on file with the Zoning Administrator within three (3) years of the effective date of this subsection.

§ 905.04 RIV, Riverfront.

[Ord. No. 31-2018, § 4, eff. 8-6-2018; Ord. No. 34-2021, § 1, eff. 10-11-2021; Ord. No. 18-2023, § 1, eff. 9-13-2023]

Purpose. The Allegheny, Monongahela, and Ohio Rivers and their riverfronts are valuable cultural and ecological resources of city-wide and regional significance that contribute to the public's economic, environmental, recreational, and aesthetic well-being. The City intends to improve the ecological health of its rivers and riverfronts for the benefit of the public through regulation of development along its riverfronts. Regulation through the Riverfront (RIV) Zoning District will limit potentially detrimental impacts near the riverfronts while allowing for high-quality, sustainable development and preservation of the diverse character of the City's riverfronts. The RIV Riverfront Zoning District is intended to promote development of the City's riverfronts in a manner that:

Acknowledges the historic diversity of uses, the varied character, and the economic value of the riverfronts;

Facilitates mixed-use development that physically and functionally integrates with the riverfront and strengthens pedestrian connections to the riverfronts;

Maintains and creates connections between the riverfronts and neighborhoods within the City;

Protects areas of industrial use from encroachment of incompatible uses;

Creates an environment that supports multiple modes of transportation;

Promotes sustainable development;

Improves of the ecological health of the rivers;

Conserves and enhances riverbanks and riverfronts;

Conserves, restores, and enhances native riverbank and aquatic plant life, improves river ecosystem health, and supports biodiversity; and

Improves the scenic qualities and the public's enjoyment of riverfronts by preserving, creating, and enhancing public views and access to the riverfronts.

RIV Subdistricts. To respond to the variety of development forms along Pittsburgh's riverfronts, the RIV District is divided into five (5) subdistricts that relate to the function, scale, character and use of different areas along the rivers. The subdistricts are as follows and are indicated in the RIV District Subdistricts map:

RIV-RM Mixed Residential Subdistrict. The RIV-RM Mixed Residential Subdistrict is intended for areas of higher density residential development.

RIV-MU Mixed-Use Subdistrict. The RIV-MU Mixed-Use Subdistrict is intended to foster a vibrant, connected mixed-use environment that may be designed either vertically within a single development or horizontally within a larger area.

RIV-NS North Shore Subdistrict. The RIV-NS North Shore Subdistrict is intended specifically to address the North Shore and its unique mix of large-scale sports, entertainment, and cultural uses. As a mixed-use district, high density residential development is also allowed.

RIV-GI General Industrial Subdistrict. The RIV-GI General Industrial Subdistrict is intended to address a variety of industrial uses. The district accommodates both general industrial uses, as well as heavier industrial uses that may produce external impacts such as smoke, noise, glare, or vibration. Outdoor storage and related outdoor activities may also be included in the operation of such uses. The subdistrict is structured to prevent encroachment of non-industrial uses, accommodate site design elements related to public safety, and maintain compatibility with surrounding uses.

RIV-IMU Industrial Mixed-Use Subdistrict. The RIV-IMU Industrial Mixed-Use Subdistrict is intended to address areas of the riverfront that are diversifying from their original, strictly industrial nature. It accommodates a variety of higher intensity uses, including light industrial, commercial, and high density residential development. The RIV-IMU Subdistrict is also intended for industrial areas that are focused on research and development and technology-oriented industries.

Definitions. The following definitions apply in the RIV District. Where this Code contains a defined term that conflicts with the definition of the term below, the definitions of this section control in the RIV District.

BUILD-TO ZONE

The area between the lot line and a specified depth, measured perpendicular from the lot line, where the frontage or façade of a structure must be located. If a percentage is specified, it indicates the percentage of the building frontage or façade that must be located with the build-to zone.

COOL ROOF

A roof that has been designed to reflect more sunlight and absorb less heat than a standard roof. Typical designs are roofs made of a highly reflective type of paint, a sheet covering, or highly reflective tiles or shingles. A green roof may also be considered a cool roof.

GREEN ROOF

A building roof partially or completely covered with vegetation and a growing medium, planted over a waterproofing membrane. It may also include additional layers such as a root barrier and drainage and irrigation systems.

PROJECT POOL ELEVATION

The hydraulically based reference plane that indicates water surface elevation in an area regulated by water control structures such as dams. For the purpose of Section 905.04, Pittsburgh's Project Pool Elevation is measured as seven hundred ten (710) feet on all three (3) rivers.

TOWER

A portion of a building above eighty-five (85) feet that extends vertically above the broader base.

A facility or use that by its nature is required to be on or adjacent to a river; without such adjacency the use could not exist. This includes facilities or uses in legal existence prior to the RIV District that were originally designed to utilize the rivers (such as concrete factories), but do not currently use river transport and generally maintain legacy infrastructure related to river use.

WATER ENHANCED FACILITY OR USE

Recreation, entertainment, or restaurant facilities or similar uses that achieve greater value or beauty as a result of a location on or near a river.

VISUAL ACCESS CORRIDOR

The line of sight, identified as to width and distance of an observer looking toward an object of significance to the community from a public space. In the RIV District, the focus of the visual access is the riverfront.

Required Zoning Review.

The following development actions are subject to Site Plan Review and approval per Section 922.04, unless such actions meet the thresholds of Section 905.04.C.2, in which case they are subject to Project Development Plan review and approval:

Any new construction or expansion of accessory structures within two hundred (200) feet of the Project Pool Elevation.

All new construction of primary structures.

Any expansion or any exterior renovation to an existing primary structure.

All new construction of surface parking lots or parking structures.

The expansion of any existing surface parking lot.

Any existing single-family detached dwellings located within the RIV District are exempt from Site Plan Review, unless otherwise specifically required by the Zoning Code.

The following development actions are subject to Project Development Plan review and approval by Planning Commission per Section 922.10.

All new construction of a primary structure located fully or partially within two hundred (200) feet of the Project Pool Elevation of the river, excluding necessary equipment for Manufacturing and Assembly or Basic Industry use.

All new construction of fifteen thousand (15,000) square feet or more in gross floor area.

Any addition or expansion of fifteen thousand (15,000) square feet or more in gross floor area or building footprint.

Commercial structured parking of fifty (50) or more spaces.

A transportation study is required for any development project subject to Site Plan Review or requiring a Project Development Plan when it is anticipated that such project may have substantial impacts on the City's comprehensive transportation network.

To determine whether a transportation study is required for such projects, a transportation scoping form must be prepared by a qualified transportation engineer. If required by the Zoning Administrator, the transportation study scope must be tailored to the site-specific elements of the proposed land development project and must conform to City guidelines.

The project applicant must submit a transportation management plan as a part of the transportation study. The transportation management plan must conform to City guidelines and will be reviewed and approved as part of the transportation study.

The transportation study shall meet the applicable Project Development Plan criteria of Section 922.10.E.2.

Uses.

Primary uses shall be allowed in the RIV-RM, RIV-MU, RIV-NS, RIV-GI, and RIV-IMU Subdistricts in accordance with the Use Table of Section 911.02.

Lawful uses and structures existing in the RIV zoning district prior to the adoption of the RIV zoning district and zoning text may continue to lawfully exist pursuant to Chapter 921: Nonconformities.

Legal nonconforming Single-Unit Detached Residential uses and accessory structures located on the same Zoning Lot in the RIV zoning district may make improvements, alterations or expansion subject to all Zoning Code provisions applicable to Single-Unit Detached Residential uses in R1D-H zoning districts.

Where a site has an Act 2 designation as part of the Pennsylvania Department of Environmental Protection's Land Recycling Program, any use permissions or restrictions that are part of such designation control over the related provisions and standards of the RIV District.

Dimensional Regulations.

The following dimensional regulations apply in the RIV District. The regulations apply throughout the RIV District unless a regulation is specifically identified as applying only to a particular subdistrict.

Where a site has an Act 2 designation as part of the Pennsylvania Department of Environmental Protection's Land Recycling Program, any regulations or requirements that are part of such designation control over the related provisions and standards of the RIV District.

Height.

Base height in the RIV is sixty (60) feet except where, in accordance with the adopted height map for the RIV, maximum height is indicated to be forty-five (45) feet.

A minimum height of twenty-four (24) feet is required for Primary Structures.

The maximum height of a Primary Structure may exceed fifty-five (55) feet, up to the maximum height illustrated in the Height Map, provided the following conditions are met:

Height Bonus. To exceed the height of sixty (60) feet, a development must qualify for a height bonus as described in Section 905.04.K and Section 915.07.

Height Design Standards. To exceed the height of sixty (60) feet, as permitted in the Height Map, buildings must meet the following design standards:

Buildings over sixty-five (65) feet in height are limited to a maximum building footprint of forty thousand (40,000) square feet.

Buildings over eighty-five (85) feet in height are limited to a maximum building footprint of sixty-five thousand (65,000) square feet when including one (1) or more towers.

Cumulative tower footprints may be no more than fifty (50) percent of the square footage of the footprint of the base.

Towers must maintain upper-story step backs of Section 905.04.E.3.c.(2)(c)(ii)(A)-(D).

Where a building exceeds sixty-five (65) feet in height, step-backs are required as follows (see Figure 2):

A minimum front and street-side step-back of ten (10) feet is required for structures of sixty-five (65) feet in height or greater.

Structures in excess of eighty-five (85) feet in height shall meet one of the following standards beginning no higher than eighty-five (85) feet:

Additional front and street-side step-backs of ten (10) feet are required, in addition to the ten (10) foot step-back required at sixty-five (65) feet.

(C)

A minimum step-back of ten (10) feet along the façade parallel to the river, beginning no higher than sixty-five (65) feet, is required for all buildings located within one hundred twenty-five (125) feet of the Project Pool Elevation.

(D)

Any required building step-back may begin at a lower height but at a minimum must occur at the portion of a building exceeding sixty-five (65) feet or six (6) stories, whichever occurs first.

If federal or state regulations that preempt this Code require a height that exceeds sixty (60) feet for any structure, such height is permitted to the extent the preempting law requires even if it exceeds the maximum height limitations of Figure 2. In such case, compliance with the bonus provisions of Section 905.04.K is not required for the additional required height. Structures accessory to Basic Industry and Manufacturing and Assembly uses that exceed sixty (60) feet in height and require additional height to function as an essential part of the use are also exempt from this section.

Figure 2: Building Height And Upper-Story Stepbacks When Not Using Tower Design Options

Structure Placement.

Riparian Buffer Zone. Riparian Buffer Zones are vital elements of riverfronts, and they create and provide protection of surface and ground water quality, water resources, and complex ecosystems that provide food and habitat for unique plant and animal species. Riparian Buffer Zones are essential to the mitigation and control of nonpoint source pollution. The Riparian Buffer Zone requirements of Section 905.04 are specific to the RIV Riverfront Zoning District. Refer to Title 13: Stormwater Management for additional riparian buffer requirements associated with streams, lakes, ponds, and wetlands. Requirements may not be mutually exclusive.

No development is permitted within one hundred twenty-five (125) feet of the Project Pool Elevation of the river, except as provided herein.

The following are fully exempt from the riparian buffer zone requirement:

Water-Dependent Facilities or Uses.

Water-Enhanced Facilities or Uses.

Accessory uses that are open space amenities such as unstaffed bike rental stations, unstaffed bike repair stands, kayak launches, and fishing areas.

The riparian buffer zone may be reduced to no less than ninety-five (95) feet from the Project Pool Elevation if it complies with the bonus provisions in Section 905.04.K. (See Figure 3.)

If an abutting parcel contains a primary structure encroaching into the Riparian Buffer closer than ninety-five (95) feet to the Project Pool Elevation, structures on the Subject Property may encroach into the Riparian Buffer Zone to either (1) the extent of encroachment on the abutting parcel or (2) fifty (50) feet from the Project Pool Elevation, whichever distance is further from the river, when the following conditions are met:

The development obtains bonus points in accordance with subsection (b), sufficient to encroach to ninety-five (95) feet from the Project Pool Elevation, plus two (2) additional points earned from Section 915.07.D.7, Riparian Public Access Easements, Trails and Amenities;

Building footprint occupies no more than thirty (30) percent of the area between fifty (50) and ninety-five (95) feet of the Project Pool Elevation.

Within the required riparian buffer zone, landscaping must consist primarily of species that are native or naturalized to the region. Landscape should incorporate species from the Pennsylvania Department of Conservation and Natural Resources' (DCNR's) Native Wild Plant Species Accounts. Grading, filling, excavation, clear cutting, and removal of vegetative cover are prohibited within the riparian buffer zone, except in the following instances, and only to the extent the Zoning Administrator determines to be necessary:

To remove noxious or invasive vegetation.

To implement green infrastructure or stormwater best management practices (BMPs) in accordance with Title 13: Stormwater Management.

To facilitate a Water-Dependent or Water-Enhanced Facilities or Uses, including riverfront trails.

To implement erosion and flood control measures.

To undertake activities related to riverbank restoration and stabilization.

Figure 3: Riparian Buffer Zone

Street Build-To Zone and Pedestrian Sidewalks.

When abutting a Street, a build-to zone is imposed between zero (0) and ten (10) feet inward from the property line (See Figure 4).

When abutting a Street, a minimum of sixty (60) percent of the building frontage or façade must be located in the Build-To Zone.

Continuous pedestrian sidewalks at least ten (10) feet wide shall be provided along the facades or frontages of the side of a building abutting a Street, inclusive of obstructions including street furniture, tree pits, and Green Infrastructure. A clear path exclusive of obstructions of at least five (5) feet shall be provided. If the sidewalk does not have ten (10) feet of width available in the public right-of-way as determined by the City, the additional width must be provided on the development parcel.

The Build-To Zone requirements of Section 905.04.E.b.i-ii and the pedestrian sidewalk requirements of Section 905.04.E.3.b.iii shall be applied concurrently. If a sidewalk ten (10) feet wide is placed entirely on a development parcel, the Build-To Zone shall begin at ten (10) feet from the lot line.

An alternative location for the Build-To Zone in the RIV-NS Subdistrict, in order to provide additional open space along the Street, shall be allowed in accordance with the Administrator Exception procedures of Section 922.08:

The development parcel with the additional open space shall be within two hundred (200) feet of a stadium;

The building(s) shall maintain a minimum of eighty (80) percent of the building frontage located within the alternative Build-To Zone;

The street level along the open space shall include restaurant, retail, or other publicly accessible uses not to extend onto the public right-of-way; and

The open space shall be designed to promote pedestrian activity and may include outdoor seating and other furniture.

Figure 4: Street Build-To Zone

Rear Setback.

The rear setback for Single-Unit Attached Residential, two-unit residential, and three-unit residential structures is five (5) feet. This may be reduced to two (2) feet when the rear yard abuts a way.

No rear setback required for other uses.

Visual Access along Street Corridors (See Figure 5).

No structure may block the Visual Access Corridor between the riverfront and any Street perpendicular to the riverfront where the Visual Access Corridor:

Extends to the riverfront.

Terminates before reaching the riverfront but is within the RIV District.

Corridors must be at least the same width as the public right-of-way and must continue to the riverfront as a straight-line extension of the Street.

Primary Structures may set back farther from the Visual Access Corridor.

The encroachment of a structure into any Visual Access Corridor is limited to no more than ten (10) percent of the width of the Corridor.

Requirements for visual access along Street Corridors shall apply to all new structures and uses regardless of existing structures and uses located within the Corridors. No Accessory Structures may be located in the Corridor.

Building passages cannot be used to meet the requirement of this Section.

Figure 5: Visual Access Corridors

Building Length. Building length is limited to a maximum of five hundred (500) feet except where the structure is a stadium use. Where a zoning lot has a building at a length of five hundred (500) feet, any new buildings or building addition on the same zoning lot shall be separated by at least thirty (30) feet.

Stormwater Management. Stormwater standards (Chapter 1003 and Title 13: Stormwater Management) shall apply to all Project Development Plans and Site Plan Review with Regulated Activities as defined in Title 13: Stormwater Management equal to or greater than five thousand (5,000) square feet in area.

Design Standards.

Alternative Design Standard Compliance. The Zoning Administrator may approve alternative design standard compliance as an Administrator Exception, in accordance with Section 922.08, where the alternative design is determined to achieve the purpose of the RIV District equally or more so than through strict adherence to the standards.

Design Standards for Residential Uses in the RIV District. Single-Unit Attached Residential, Two-Unit Residential, Three-Unit Residential and Multi-Unit Residential uses must meet the following requirements:

Façades must be designed with consistent building materials and treatments that wrap around all façades. There must be a unifying architectural theme for the entire development, using a common vocabulary of architectural forms, elements, materials, and/or colors.

Façades of structures containing Multi-Unit Residential uses abutting a street or abutting the riverfront must be articulated through the use of architectural elements to break up blank walls, add visual interest, and present a residential character. Two (2) or more of the following forms of building articulation must be incorporated into the design of structures containing Multi-Unit Residential uses (see Figure 6):

For facades over fifty (50) feet in length, modulation of the façade through the use of features such as projections or indentations. Such building modulations must either be projected or be set back a minimum of two (2) feet in depth, and must be a minimum of four (4) feet in width. There may be no more than fifty (50) feet between such modulations.

Architectural elements such as balconies, bay windows, patios, porches, or terraces. There may be no more than fifty (50) feet between such elements.

Changes in color, texture, or material. Changes should occur at inside corners to convey solidity and permanence, and should not occur on a flat wall plane or an outside edge. There may be no more than fifty (50) feet between such changes.

Lighting fixtures or other building ornamentation such as artwork, trellises, or green walls. There may be no more than fifty (50) feet between such fixtures or elements of ornamentation.

Public entrances on any façade must be designed as visually distinct elements of the facade.

Where private open space for residents is maintained along the riverfront façade, only forty (40) percent of the total of such area may consist of impervious surface. Any fencing that delineates the private open space from public space must be open fencing of at least sixty (60) percent open design with a maximum height of six and one half (6.5) feet. Shadowbox fencing is prohibited.

Single-Unit Attached Residential uses are subject to the following curb cut standards:

Garages and parking spaces must be accessed from the rear yard if rear yard access is available. Corner lots, with or without rear access, may alternatively access garages and parking spaces from the exterior side yard.

In cases where front-loaded garage design is the remaining option, shared driveways with one (1) curb cut are encouraged.

Figure 6: Design Standards For Multi-Unit Residential

Design Standards for Nonresidential Uses. The RIV District Design Standards Table sets forth the required designs standards in RIV Subdistricts RIV-MU, RIV-NS, RIV-GI, and RIV-IMU. The Design Standards table does not apply to Residential uses in any subdistrict, or necessary equipment and industrial structures that function as an essential part of Manufacturing and Assembly or Basic Industry uses. For non-residential uses within the RIV-RM Subdistrict, RIV-MU Standards apply. An X indicates that a standard is required in the corresponding subdistrict. (See Figure 7.)

RIV District Design Standards		RIV-MU	RIV-NS	RIV-GI	RIV-IMU
Façade Design
a.	The ground floor of a multi-story building must be a minimum of 15 feet in height measured floor to floor, to promote mixed-use and accommodate a variety of ground-floor uses.	X	X		X
b.	No facade adjacent to a street or a riverfront can contain a non-articulated condition greater than 50 linear feet in length. Building wall articulation must be achieved through changes in the façade depth of no less than six inches.	X	X		X
c.	Façades must be designed with consistent building materials and treatments that wrap around all façades. A unifying architectural theme must be used for the entire development, using a common vocabulary of architectural forms, elements, materials, and/or colors.	X	X		X
Building Entry
d.	All buildings must maintain a public entrance from the sidewalk along the primary street frontage.	X	X		X
e.	Public entrances on any façade must be designed as visually distinct elements of the facade.	X	X		X
Fenestration Design
f.	The ground floor of a street facing façade must maintain a transparency of 50%, measured as a percentage of the ground floor façade floor to floor height.	X	X		X
g.	The ground floor of a riverfront façade, must maintain a minimum transparency of 50%, measured as a percentage of the ground floor façade floor to floor height.	X	X		X
h.	Upper floors of a riverfront façade must maintain a transparency of 25% of the wall area of each story.	X	X
Roof Design
i.	Any roof that is visible from a public right-of-way must be 30-year architectural shingle or colored standing seam metal roofing or a green roof.	X	X		X
j.	Cool Roofs are required for new construction and for roof replacement on existing buildings. Solar Reflective Index values of cool roofs must be consistent with Energy Star Roof Products Key Product Criteria.	X	X	X	X
k.	Reflective roof surfaces that produce glare are prohibited, except for solar panels or cool roofs intended to radiate absorbed or non-reflected solar energy and reduce heat transfer to the building.	X	X	X	X
Site Design
l.	Curb cuts, including access to surface parking lots and structures, should be minimized along perpendicular connections to the riverfront.	X			X
m.	Impervious surfaces of plazas or open spaces along riverfronts shall not exceed 40%.	X	X		X
n.	Security elements, such as bollards, and site amenities, like bike racks, should be coordinated with the architectural theme of the building and/or the surrounding landscape and hardscape design.	X	X		X
o.	No curb cuts should be permitted along primary streets when access to a lot is otherwise available via a secondary street or a way.	X	X	X	X

Building Material. Durable, high quality building materials are required.

The following building materials are prohibited on any façade:

Plain concrete block, restriction does not apply in the RIV-GI Subdistrict or to Basic Industry and Assembly and Manufacturing where not visible from the public realm including rivers.

Exposed aggregate (rough finish) concrete wall panels.

Exterior insulating finish systems (EIFS).

T-111 composite plywood siding.

Vinyl, excluding cellular vinyl trim.

Fiber cement and composite panels on the ground floor; this does not apply to single-family attached dwellings.

Reflective (mirror finish) glass.

The following building materials may be used only as decorative or detail elements for up to twenty-five (25) percent of the façade, measured as the total of the whole facade.

Corrugated metal.

Cellular vinyl trim when used for single-family attached and multi-family.

Figure 7: Design Standards For Developments In The Riv District

Building Passages. Building passages that provide a break in the ground floor façade from a public street and may include stories above the ground floor are encouraged. Building passages may be public, allowing public access to the riverfront, or private. (See Figure 8.)

General Requirements.

Building passages must be a minimum of fifteen (15) feet in width. A width of thirty (30) feet or greater is preferred.

To provide a visual connection from the street to the riverfront, passages must be designed to maintain views from one (1) end through to the other. Such views must not be obstructed by lighting or other features.

Inclusion of decorative elements or public art within passages is encouraged.

For the purposes of calculating a build-to line, build-to zone, and/or build-to percentage, a building passage is considered part of the building façade that meets such requirements.

Figure 8: General Requirements For Building Passages

Public Building Passages.

To the extent possible, building passages should align with the street grid or other points of access to public open space along the riverfront where feasible.

Signs that indicate public access are required.

In nonresidential and mixed-use buildings, ground floor uses must be oriented toward the passage, including public entrances where feasible.

Ground floor façades facing into public building passages in nonresidential and mixed-use buildings must maintain a minimum transparency of thirty-five (35) percent of the wall area of the passage.

Where providing a connection directly to the riverfront, passages must be designed to maintain views from one (1) end through to the other. Such views must not be obstructed by lighting or other features.

Figure 9: Public Building Passages

Private Building Passages.

Private building passages may be closed off to the public with gates and/or fencing but must be of open design to allow the public a clear view through the passage.

Private passages should be designed with elements to be used by site users, such as seating areas.

Ground floor façades facing into private building passages in nonresidential and mixed-use buildings must maintain a minimum transparency of twenty-five (25) percent of the wall area of the passage.

Figure 10: Private Building Passages

Accessory Structures and Encroachments. In addition to the requirements of the Zoning Code, the following apply to the RIV District. In the case of conflict with other provisions of the Code, these provisions control in the RIV District.

Fences.

Fences and walls in the RIV District, except in the RIV-GI subdistrict, are permitted as follows:

Fences and walls in the Build-To Zones are permitted to a maximum four (4) feet in height and shall be of an open design.

Fences and walls in the rear and interior side yard are permitted to a maximum height of six and one-half (6.5) feet and may be opaque, except when adjacent to the riverfront.

Fences adjacent to the riverfront are permitted to a maximum height of six and one-half (6.5) feet and with a minimum of sixty (60) percent opacity.

Security fencing that is required by federal or state regulations may exceed height and/or opacity maximums.

Walls greater than forty (40) feet in length must incorporate some sort of visual relief, including, but not limited to, pattern breaks, varying wall construction, vertical features such as columns, differing construction materials, or a combination of the above.

Fences and walls in the RIV-GI Subdistrict are permitted as follows:

Fences and walls are permitted to a maximum height of eight (8) feet and may be opaque.

Security fencing that is required by federal or state regulations may exceed height and/or opacity maximums.

The following materials are prohibited in the construction of fences and walls:

Scrap metal.

Corrugated metal.

Sheet metal.

Pallets.

Electrical fences.

Razor or barbed wire, unless required by state or federal regulations. Where permitted, it must be located at least eight (8) feet above the ground.

Chain link, including chain link with slats. Chain link without slats is permitted in heavy industrial or utility uses within the RIV District.

Mechanical Equipment. The following standards apply to mechanical equipment in all subdistricts except the RIV-GI Subdistrict. Mechanical equipment includes heating, ventilation, and air conditioning (HVAC) equipment, electrical generators, and similar equipment. These standards do not apply to wind turbines and solar panels.

Ground-Mounted Equipment. Mechanical equipment must be located to the side or rear of the structure. Any mechanical equipment visible from the public realm, including rivers, must be screened from view by a decorative wall or solid fence that is compatible with the architecture of the building and/or landscaping. The wall or fence must be of a height equal to or greater than the height of the mechanical equipment being screened.

Roof-Mounted Equipment. Roof-mounted equipment visible from the proximal public realm must be screened.

Wall-Mounted Equipment.

Wall-mounted mechanical equipment is not permitted on any façade abutting a primary street frontage.

Wall-mounted mechanical equipment on a riverfront or secondary street-fronting façade that protrudes more than twelve (12) inches from the outer building wall must be screened from view by structural features that are compatible with the architecture of the subject building. This does not apply to window-mounted air conditioners.

Flat Roof Features.

Green roofs, rooftop decks, rooftop gardens, and stormwater management systems are permitted to extend above the parapet of any flat roof building. Refer to the City of Pittsburgh Stormwater Design Manual for additional requirements for rooftop stormwater management systems.

Accessory rooftop features of a flat roof, including green roofs, rooftop decks, rooftop gardens, and stormwater management systems are excluded from the calculation of maximum building height.

Wind Turbines.

Wind turbines may be designed as either vertical or horizontal axis turbines, with or without exposed blades, including designs that combine elements of the different types of turbines.

Wind turbines are subject to the following height restrictions:

Maximum height is the total height of the turbine system, including the tower and the maximum vertical height of the turbine blades. Maximum height therefore is calculated measuring the length of a prop at maximum vertical rotation to the base of the tower. The maximum height of any ground-mounted wind turbine is measured from grade to the length of a prop at maximum vertical rotation.

No portion of exposed turbine blades may be within twenty (20) feet of the ground. Unexposed turbine blades may be within ten (10) feet of the ground.

The maximum height of a ground-mounted wind turbine is sixty (60) feet.

The maximum height of a roof-mounted wind turbine is fifteen (15) feet where the building structure is less than sixty (60) feet high, and twenty-five (25) feet where the building structure is sixty (60) feet high or greater.

Ground-mounted wind turbines are permitted only in the rear yard. No part of the wind system structure, including guy wire anchors, may be located closer than ten (10) feet to any lot line.

Ground-mounted wind turbines must be set back a distance equal to the height of the turbine from any primary structures on the lot and adjacent lots, as measured at the nearest external wall or walls.

All wind turbines must be equipped with manual (electronic or mechanical) and automatic over speed controls to limit the blade rotation speed to within the design limits of the wind energy system.

Parking. In addition to the Parking, Loading and Access requirements of Chapter 914, the following limitations on parking shall apply. In the case of conflict with other provisions of the Code, these provisions control in the RIV District.

Required Parking.

The minimum parking required in the RIV District is fifty (50) percent of the minimum parking required in Schedule A of Section 914.02.A, unless otherwise provided.

The maximum parking limitation is the minimum parking required listed in Schedule A of Section 914.02.A.

Uses requiring parking demand analysis shall provide parking in accordance with Section 914.02.E without modification.

Reduction to required parking minimums may be available by contributing to a mobility improvement trust.

Surface Parking Lot Restriction.

No surface parking shall exceed seventy-five (75) parking spaces on a single Zoning Lot or group of lots under common ownership.

Any surface parking lot located between a building and the riverfront, including across a street, shall have a maximum of fifteen (15) parking spaces.

Except otherwise stated in Section 905.04.I.2.d, temporary surface parking Lots during phased developments may exceed the above parking limits of Section 905.04.I, and shall be approved as an Administrator's Exception in accordance with Section 922.08, subject to the following standards:

An application for a temporary surface parking Lot must be submitted along with a Project Development Plan application, in accordance with Section 905.04.C.3. The Project Development Plan application shall be for an occupied structure, excluding Structured Parking uses. Occupancy for a temporary surface parking lot shall not be issued until a building permit has been issued for construction of the structure approved in the Project Development Plan.

The temporary surface parking lot shall be screened in accordance with Section 918.03 and provide street trees in accordance with Section 918.02.C. The landscaping provisions of Section 918.02.B shall not apply to temporary surface parking lots.

In the RIV-IMU between 21^st Street and 54^th Street, temporary surface parking lots during phased developments may exceed the above parking limits of Section 905.04.I, and shall be approved as a Special Exception in accordance with Section 922.07, subject to the following standards:

A contribution shall be made to a mobility improvement trust when established.

A Certificate of Occupancy for a temporary surface parking Lot shall expire after a period of three (3) years from the date of issuance. One (1) extension for an additional three (3) years may be permitted as a Special Exception in accordance with Section 922.07, with a contribution to a mobility improvement trust at a higher rate than the initial payment. At the time the temporary surface parking lot expires and the use shall be deemed to be abandoned in accordance with Section 921.02.B. At that time the temporary surface parking lot expires and the use shall be deemed to be abandoned in accordance with Section 921.02.B.

No surface parking shall exceed seventy-five (75) parking spaces on a single Zoning Lot or group of lots under common ownership.

Any surface parking lot located between a building and the riverfront, including and the maximum parking limitation across a street, shall have a maximum of fifteen (15) parking spaces.

Landscape. In addition to the Landscaping and Screening Standards of Chapter 918, the following landscape requirements shall apply. In the case of conflict with other provisions of the Code, these provisions control in the RIV District.

Site Landscape.

Areas of a development that are not covered by structures or impervious surface must be planted and maintained with live landscaping that contributes to the biodiversity of the three (3) rivers, enhancing the wildlife habitat and native plant communities of the Western Pennsylvania region. Such landscaping must consist primarily of species that are native or naturalized to the region. Landscape should incorporate species from the Pennsylvania Department of Conservation and Natural Resources' (DCNR's) Native Wild Plant Species Accounts.

All plant species listed on the Pennsylvania Department of Conservation and Natural Resources (DCNR) Invasive Plants List are prohibited.

River rock, mulch and other permeable landscape material may be exposed for a maximum of thirty (30) percent of the total landscape area. These materials cannot be used on slopes of thirty-three (33) percent or greater.

Screening Buffers in the RIV-GI Subdistrict. This section establishes standards for the dimension and required landscape for buffer yards between land uses and/or zoning districts within the rear or interior side yard.

Screening buffers are required where the RIV-GI Subdistrict abuts any other RIV Subdistrict or any other non-industrial zoning district. This does not apply if a public right-of-way is located between districts.

Screening buffer landscape is in addition to any other landscape requirements, such as parking lot landscaping.

Screening buffers must be reserved for the planting of material and installation of screening as required by this section. No parking, sidewalks, accessory structures, or any impervious surfaces are permitted within the screening buffer area.

RIV District screening buffer requirements (See Figure 11):

A screening buffer must be a minimum of ten (10) feet in width.

The minimum number of shade or evergreen trees required to be planted is one (1) tree for every twenty-five (25) linear feet of screening yard. Trees may be spaced at various intervals, but the total number of trees must be no less than one (1) per twenty-five (25) linear feet of screening buffer length.

The minimum number of evergreen shrubs required to be planted is one (1) shrub for every three (3) linear feet of screening yard. Shrubs may be spaced at various intervals, but the total number of shrubs must be no less than one (1) per three (3) linear feet of screening buffer length.

In addition to the shrub and tree masses, sixty (60) percent of the remaining landscape area must be planted and maintained in live groundcover, perennials, or ornamental grasses.

Landscape area not covered by shrub and tree masses, live groundcover, perennials or ornamental grasses may be covered by river rock or other permeable natural materials. Impermeable or non-natural materials are not permitted.

Required landscaping must consist primarily of species that are native or naturalized to the region. Landscape should incorporate species from the Pennsylvania Department of Conservation and Natural Resources' (DCNR's) Native Wild Plant Species Accounts.

Unless otherwise specifically required by this Zoning Code, an opaque fence or wall must be erected along one hundred (100) percent of the screening buffer length, with the exception of ingress/egress points. Fences or walls must meet the following standards:

Fences or walls must be a minimum of six (6) feet and a maximum of eight (8) feet in height, and a fence and berm may be combined provided the total height meets these requirements. Fences or walls must be erected along one hundred percent (100) percent of the screening buffer length, with the exception of ingress/egress points.

Fences or walls must be constructed of wood posts and planks, brick, masonry or stone. Chain link, with or without slats, is prohibited.

Fences or walls must be compatible with the architectural style and building materials of the primary structure.

Walls greater than forty (40) feet in length must incorporate some form of visual relief, including, but not limited to, pattern breaks, varying wall construction, vertical features such as columns, differing construction materials, or a combination of the above.

Figure 11: Screening Buffers

Bonuses Goals and Points. Certain dimensional regulations allow for development bonuses. Bonuses allow for additional building height and a reduction in the Riparian Buffer Zone provided certain conditions are met. Bonus actions are assigned points which allow additional building height above the base height of sixty (60) feet or reduction of the required Riparian Buffer Zone.

Performance Points System. New buildings and renovations in this district can utilize the bonus system of Section 915.07. The list below identifies the bonus options available to projects in this district and any modifications to the points earned. Points earned by satisfying the bonus goals can be utilized in this district to achieve the bonus height as identified in Section 905.04.E.3 and/or the structure placement with the Riparian Buffer Zone as identified in Section 905.04.E.4.a. Each point equates to ten (10) feet of additional building height or ten (10) feet of Riparian Buffer Zone reduction. Points are not transferrable to other development projects.

On-Site Energy Consumption - New Construction: Section 915.07.D.1.a—1.c; points as listed.

On-Site Energy Consumption - Existing Buildings: Section 915.07.D.2.a—2.c; points as listed.

On-Site Energy Generation: Section 915.07.D.3.a—3.c; points as listed.

Affordable Housing: Section 915.07.D.4.a—4.d; points modified as follows: Subsection 4.c is four (4) points; Subsection 4.d is six (6) points.

Rainwater: Required native species must be chosen from the Pennsylvania Department of Conservation and Natural Resources' (DCNR's) Native Wild Plant Species Accounts. Section 915.07.D.5.a—5.c; points as listed.

Riverfront Public Access Easements, Trails and Amenities: Section 915.07.D.7.a—7.f; points as listed.

Neighborhood Ecology: Section 915.07.D.8.a—8.b; points as listed.

Public Art: Section 915.07.D.9.a—9.c; points as listed.

Urban Fabric: Section 915.07.D.10.a; points as listed.

Transit-Oriented: Section 915.07.D.11,a—11.b; points as listed.

Fresh Food Access: Section 915.07.D.13.a; points as listed.

Pittsburgh City Zoning Code

ARTICLE II

Base Zoning District

§ 903.01 General.

§ 903.02 Use Subdistricts.

[Ord. 25-2001, § 1A, eff. 11-30-2001; Ord. 45-2003, § 1, eff. 12-31-2003]

Use Subdistricts establish regulations governing the land use and structure types allowed within residential zoning districts.

R1D, Single-Unit Detached Residential.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the R1D Subdistrict in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory uses shall be allowed in the R1D Subdistrict in accordance with the Accessory Use regulations of Chapter 912.

R1A, Single-Unit Attached Residential.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the R1A Subdistrict in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory uses shall be allowed in the R1A Subdistrict in accordance with the Accessory Use regulations of Chapter 912.

R2, Two-Unit Residential.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the R2 Subdistrict in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory uses shall be allowed in the R2 Subdistrict in accordance with the Accessory Use regulations of Chapter 912.

R3, Three-Unit Residential.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the R3 Subdistrict in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory uses shall be allowed in the R3 Subdistrict in accordance with the Accessory Use regulations of Chapter 912.

RM, Multi-Unit Residential.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the RM Subdistrict in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory uses shall be allowed in the RM Subdistrict in accordance with the Accessory Use regulations of Chapter 912.

Site Plan Review.

General. The following shall require Site Plan Review and approval in accordance with the Site Plan Review procedures of Section 922.04:

Any new construction of a multi-unit residence that includes four (4) or more units; or

ii.

Any enlargement or exterior renovation of an existing building for a multi-unit residence of four (4) or more units.

Standards. Any project requiring Site Plan Review in the RM district shall be subject to the Site Plan Review Criteria of Section 922.04.E.

§ 903.03 Development Subdistricts.

[Ord. 25-2001, §§ 1C—1L, eff. 11-30-2001; Ord. No. 25-2011, § 1, eff. 12-22-2011; Ord. No. 10-2025, eff. 5-7-2025]

Development Subdistricts establish regulations governing site development within residential zoning districts.

Very Low-Density.

Map Designation. The zoning map designation for lands classified in the Very Low-Density Subdistrict shall be the letters "VL", which shall follow the Use Subdistrict designation (e.g., R1D-VL)

Site Development Standards.

Sites in the Very Low-Density Subdistrict shall be developed in accordance with the following site development standards, provided that:

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

The Environmental Performance Standards of Chapter 915 shall impose additional regulations on site development if such conditions exist.

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

Site Development Standard	Very-Low Density Subdistrict
Minimum Lot Size	6,000 s.f.
Minimum Front Setback
R1D, R1A, R2 & R3 Subdistricts	30 ft.
RM Subdistrict	30 ft.
Minimum Rear Setback
R1D, R1A, R2 & R3 Subdistricts	30 ft.
RM Subdistrict	30 ft.
Minimum Exterior Sideyard Setback
R1D, R1A, R2 & R3 Subdistricts	30 ft.
RM Subdistrict	30 ft.
Minimum Interior Sideyard Setback
R1D, R2 & R3 Subdistricts	5 ft, on one side; 10 ft. on the other side
R1A Subdistrict	5 ft.
RM Subdistrict	30 ft.
Maximum Height
R1D, R1A, R2 & R3 Subdistricts	40 ft. (not to exceed 3 stories)
RM Subdistrict	40 ft. (not to exceed 3 stories)

Low-Density.

Map Designation. The zoning map designation for lands classified in the Low-Density Subdistrict shall be the letter "L", which shall follow the Use Subdistrict designation (e.g., R1D-L)

Site Development Standards.

Sites in the Low-Density Subdistrict shall be developed in accordance with the following site development standards, provided that:

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

The Environmental Performance Standards of Chapter 915 shall impose additional regulations on site development if such conditions exist.

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

Site Development Standard	Low Density Subdistrict
Minimum Lot Size	3,000 s.f.
Minimum Front Setback
R1D, R1A, R2 & R3 Subdistricts	30 ft.
RM Subdistrict	25 ft.
Minimum Rear Setback
R1D, R1A, R2 & R3 Subdistricts	30 ft.
RM Subdistrict	25 ft.
Minimum Exterior Sideyard Setback
R1D, R1A, R2 & R3 Subdistricts	30 ft.
RM Subdistrict	30 ft.
Minimum Interior Sideyard Setback
R1D, R2 & R3 Subdistricts	5 ft
R1A Subdistrict	5 ft.
RM Subdistrict	25 ft.
Maximum Height
R1D, R1A, R2 & R3 Subdistricts	40 ft. (not to exceed 3 stories)
RM Subdistrict	40 ft. (not to exceed 3 stories)

Moderate Density.

Map Designation. The zoning map designation for lands classified in the Moderate-Density Subdistrict shall be the letter "M", which shall follow the Use Subdistrict designation (e.g., R2-M)

Site Development Standards.

Sites in the Moderate-Density Subdistrict shall be developed in accordance with the following site development standards, provided that:

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

The Environmental Performance Standards of Chapter 915 shall impose additional regulations on site development if such conditions exist.

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

Site Development Standard	Moderate Density Subdistrict
Minimum Lot Size	2,400 s.f.
Minimum Front Setback
R1D, R1A, R2 & R3 Subdistricts	30 ft.
RM Subdistrict	25 ft.
Minimum Rear Setback
R1D, R1A, R2 & R3 Subdistricts	30 ft.
RM Subdistrict	25 ft.
Minimum Exterior Sideyard Setback
R1D, R1A, R2 & R3 Subdistricts	30 ft.
RM Subdistrict	25 ft.
Minimum Interior Sideyard Setback
R1D, R2 & R3 Subdistricts	5 ft.
R1A Subdistrict	5 ft.
RM Subdistrict	10 ft.
Maximum Height
R1D, R1A, R2 & R3 Subdistricts	40 ft. (not to exceed 3 stories)
RM Subdistrict	55 ft. (not to exceed 4 stories)

High Density.

Map Designation. The zoning map designation for lands classified in the High-Density Subdistrict shall be the Letter "H" which shall follow the Use Subdistrict designation (e.g., RM-H)

Site Development Standards.

Sites in the High-Density Subdistrict shall be developed in accordance with the following site development standards, provided that:

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

The Environmental Performance Standards of Chapter 915 shall impose additional regulations on site development if such conditions exist.

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

Site Development Standard	High Density Subdistrict
Minimum Lot Size	1,200 s.f.
Minimum Front Setback
R1D, R1A, R2 & R3 Subdistricts	15 ft.
RM Subdistrict	25 ft.
Minimum Rear Setback
R1D, R1A, R2 & R3 Subdistricts	15 ft.
RM Subdistrict	25 ft.
Minimum Exterior Sideyard Setback
R1D, R1A, R2 & R3 Subdistricts	15 ft.
RM Subdistrict	25 ft.
Minimum Interior Sideyard Setback
R1D, R2 & R3 Subdistricts	5 ft.
R1A Subdistrict	5 ft.
RM Subdistrict	10 ft.
Maximum Height
R1D, R1A, R2 & R3 Subdistricts	40 ft. (not to exceed 3 stories)
RM Subdistrict	85 ft. (not to exceed 9 stories)

Very-High Density.

Map Designation. The zoning map designation for lands classified in the Very-High Density Subdistrict shall be the letters "VH", which shall follow the Use Subdistrict designation (e.g., RM-VH)

Site Development Standards.

Sites in the Very High-Density Subdistrict shall be developed in accordance with the following site development standards, provided that:

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

The Environmental Performance Standards of Chapter 915 shall impose additional regulations on site development if such conditions exist.

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

Site Development Standard	Very-High Density Subdistrict
Minimum Front Setback
R1D, R1A, R2 & R3 Subdistricts	5 ft.
RM Subdistrict	25 ft.
Minimum Rear Setback
R1D, R1A, R2 & R3 Subdistricts	15 ft.
RM Subdistrict	25 ft.
Minimum Exterior Sideyard Setback
R1D, R1A, R2 & R3 Subdistricts	5 ft.
RM Subdistrict	25 ft.
Minimum Interior Sideyard Setback
R1D, R2 & R3 Subdistricts	5 ft.
R1A Subdistrict	5 ft.
RM Subdistrict	10 ft.
Maximum Height
R1D, R1A, R2 & R3 Subdistricts	40 ft. (not to exceed 3 stories)
RM Subdistrict	180 ft.

§ 904.01 NDO, Neighborhood Office District.

[Ord. 25-2001, § 1M, eff. 11-30-2001; Ord. 45-2003, § 2, eff. 12-31-2003]

Purpose. The NDO, Neighborhood Office District is intended to:

Provide a development opportunity for small office uses in districts that are primarily residential in use, but are not otherwise attractive for additional residential investment;

Provide a development opportunity for small offices in close proximity to residential areas;

Provide viable uses for property on traffic arterials which are otherwise not desirable for residential development and which extend through neighborhoods; and

Provide suitable controls to address the impacts of non-residential development on residential neighborhoods.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the NDO District in accordance with the Use Table of Section 911.02.

Site Development Standards.

Sites in the NDO District shall be developed in accordance with the following site development standards, provided that:

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

New development shall be allowed to use Contextual Setbacks and Contextual Heights in accordance with the provisions of Section 925.06 and Section 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	NDO District
Minimum Lot Size	0
Maximum Floor Area Ratio	3:1
Maximum Lot Coverage	90%
Minimum Front Setback	none required
Minimum Rear Setback
when not adjacent to a way	20 ft.
when adjacent to a way	10 ft.
Minimum Exterior Sideyard Setback	none required
Minimum Interior Sideyard Setback	none required
Maximum Height	45 ft. (not to exceed 3 stories)

Site Plan Review.

General. The following shall require Site Plan Review and approval in accordance with the Site Plan Review procedures of Section 922.04:

Any new construction, building addition or enlargement or exterior renovation of an existing structure on a lot that has an area of two thousand four hundred (2,400) square feet or more;

Any non-residential use; or

Any off street parking area that includes more than ten (10) parking spaces or more than two thousand five hundred (2,500) square feet of surface area.

Standards. Any project requiring Site Plan Review in the NDO district shall be subject to the Site Plan Review Criteria of Section 922.04.E.

§ 904.02 LNC, Local Neighborhood Commercial District.

[Ord. 45-2003, § 3, eff. 12-31-2003]

Purpose. The LNC, Local Neighborhood Commercial District is intended to:

Maintain the small scale and rich diversity of neighborhood-serving commercial districts;

Promote and enhance the quality of life in adjacent residential areas; and

Reduce the adverse impacts that are sometimes associated with commercial uses in order to promote compatibility with residential development.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the LNC District in accordance with the Use Table of Section 911.02.

Site Development Standards.

Sites in the LNC District shall be developed in accordance with the following site development standards, provided that:

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

New development shall be allowed to use Contextual Setbacks and Contextual Building Heights in accordance with the provisions of Section 925.06 and Section 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	LNC 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	20 ft.
when adjacent to a way	none required
Minimum Exterior Sideyard Setback	none required
Minimum Interior Sideyard Setback	none required
Maximum Height	45 ft. (not to exceed 3 stories)

Site Plan Review.

General. The following shall require Site Plan Review and approval in accordance with the Site Plan Review procedures of Section 922.04:

Any new construction, building addition or enlargement or exterior renovation of an existing structure on a lot that has an area of two thousand four hundred (2,400) square feet or more;

Any off street parking area that includes more than ten (10) parking spaces or more than two thousand five hundred (2,500) square feet of surface area; or

Standards. Any project requiring Site Plan Review in the LNC district shall be subject to the Site Plan Review Criteria of Section 922.04.E.

§ 904.03 NDI, Neighborhood Industrial District.

[Ord. 45-2003, § 4, eff. 12-31-2003]

Purpose. The NDI, Neighborhood Industrial District is intended to:

Allow a broad range of industrial uses, subject to performance standards;

Accommodate other uses that are compatible with office, commercial and residential land uses; and

Encourage development patterns that include a mix of housing, employment and shopping opportunities.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the NDI District in accordance with the Use Table of Section 911.02.

Site Development Standards.

Sites in the NDI District shall be developed in accordance with the following site development standards, provided that:

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

New development shall be allowed to use Contextual Setbacks and Contextual Building Heights in accordance with the provisions of Section 925.06 and Section 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	NDI 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	20 ft.
when adjacent to a way	none required
Minimum Exterior Sideyard Setback	none required
Minimum Interior Sideyard Setback	none required
Maximum Height	45 ft. (not to exceed 3 stories)

Site Plan Review.

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

Any new construction, building addition or enlargement or exterior renovation of an existing structure on a lot that has an area of two thousand four hundred (2,400) square feet or more;

Any off street parking area that includes more than ten (10) parking spaces or more than two thousand five hundred (2,500) square feet of surface area; or

Standards. Any project requiring Site Plan Review in the NDI district shall be subject to the Site Plan Review Criteria of Section 922.04.E.

§ 904.04 UNC, Urban Neighborhood Commercial District.

[Ord. 45-2003, § 5, eff. 12-31-2003]

Purpose. The UNC, Urban Neighborhood Commercial District is intended to:

Serve a broader market than the immediate neighborhood;

Allow a range of development while controlling impacts on the neighborhood adjacent to them;

Ensure that new development fit within existing development patterns; and

Reinforce qualities of the built environment, such as the continuity of storefronts and pedestrian-oriented streetscapes.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the UNC District in accordance with the Use Table of Section 911.02.

Site Development Standards.

Sites in the UNC District shall be developed in accordance with the following site development standards, provided that:

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

New development shall be allowed to use Contextual Setbacks and Contextual Building Heights in accordance with the provisions of Section 925.06 and Section 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	UNC District
Minimum Lot Size	0
Maximum Floor Area Ratio
when not located within 1,500 ft. of a Major transit facility	3:1
when located within 1,500 ft. of a Major Transit Facility	4:1
Maximum Lot Coverage
Minimum Front Setback	none required
Minimum Rear Setback
when not adjacent to a way	20 ft.
when adjacent to a way	none required
Minimum Exterior Sideyard Setback	none required
Minimum Interior Sideyard Setback	none required
Maximum Height
when not located within 1,500 ft. of a Major transit facility	45 ft. (not to exceed 3 stories)
when located within 1,500 ft. of a Major Transit Facility	60 ft. (not to exceed 4 stories)

The maximum height of the structure shall be eighty-five (85) feet, not to exceed six (6) stories;

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

Site Plan Review.

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

Any new construction, building addition or enlargement or exterior renovation of an existing structure on a lot that has an area of two thousand four hundred (2,400) square feet or more;

Any off street parking area that includes more than ten (10) parking spaces or more than two thousand five hundred (2,500) square feet of surface area; or

Standards. Any project requiring Site Plan Review in the UNC district shall be subject to the Site Plan Review Criteria of Section 922.04.E.

§ 904.05 HC, Highway Commercial District.

[Ord. 45-2003, § 6, eff. 12-31-2003]

Purpose. The HC, Highway Commercial District is intended to:

Accommodate auto-oriented commercial activities and uses for which automobile travel is generally required, such as automobile dealerships, fast-food restaurants and appliance stores;

Improve the design quality of auto-oriented development, making such areas more attractive components of the city;

Provide space for commercial uses that would create conflicts with residential uses or other less intensive types of land uses; and

Maintain the efficiency of the City's existing and planned traffic network.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the HC District in accordance with the Use Table of Section 911.02.

Site Development Standards.

Sites in the HC District shall be developed in accordance with the following site development standards, provided that:

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

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

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

Site Development Standard	HC District
Minimum Lot Size	0
Maximum Floor Area Ratio
when not located within 1,500 ft. of a Major transit facility	2:1
when located within 1,500 ft. of a Major Transit Facility	3:1
Maximum Lot Coverage
Minimum Front Setback	none required
Minimum Rear Setback
when not adjacent to a way	20 ft.
when adjacent to a way	none required
Minimum Exterior Sideyard Setback	none required
Minimum Interior Sideyard Setback	none required
Maximum Height	75 feet (not to exceed 5 stories)

Site Plan Review.

Standards. Any project requiring Site Plan Review in the HC district shall be subject to the Site Plan Review Criteria of Section 922.04.E.

§ 904.06 GI, General Industrial District.

[Ord. 45-2003, § 7, eff. 12-31-2003]

Purpose. The GI, General Industrial District is intended to:

Accommodate a full range of industrial, manufacturing, warehouse, and similar uses which are incompatible with lower intensity land uses;

Preserve land for manufacturing uses to maintain the diversity of the City's economic base;

Allow limited commercial development to support industrial uses without competing for land value; and

Encourage appropriate multi-unit residential development in the adaptive reuse of older industrial buildings.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the GI District in accordance with the Use Table of Section 911.02.

Site Development Standards.

Sites in the GI District shall be developed in accordance with the following site development standards, provided that:

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

New development shall be allowed to use Contextual Setbacks and Contextual Building Heights in accordance with the provisions of Section 925.06 and Section 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	GI District
Minimum Lot Size	0
Maximum Floor Area Ratio	3:1
Maximum Lot Coverage
Minimum Front Setback	none required
Minimum Rear Setback
when not adjacent to a way	20 ft.
when adjacent to a way	none required
Minimum Exterior Sideyard Setback	10 ft.
Minimum Interior Sideyard Setback	10 ft.
Maximum Height	75 ft. (not to exceed 5 stories)

Site Plan Review.

Standards. Any project requiring Site Plan Review in the GI district shall be subject to the Site Plan Review Criteria of Section 922.04.E.

§ 904.07 UI, Urban Industrial District.

[New District by Ord. No. 19, 7-8-1999. Amend. No. U-9; Ord. 21-2002, §§ 1—3, eff. 6-18-2002; Ord. 45-2003, § 8, eff. 12-31-2003]

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

Allow mid-sized to large industries with lower external impacts on surrounding properties and districts;

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;

Allow multi-use buildings that permit assembly, inventory, sales, and business functions within the same space;

Encourage adaptive reuse of manufacturing buildings and allow the development of high density multi-unit residential buildings.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the UI District in accordance with the Use Table of Section 911.02.

Site Development Standards.

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

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

New development shall be allowed to use Contextual Setbacks and Contextual Building Heights in accordance with the provisions of Section 925.06 and Section 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	3:1
when located within 1,500 ft. of a Major Transit Facility	4:1
Maximum Lot Coverage
Minimum Front Setback	none required
Minimum Rear Setback
when not adjacent to a way	20 ft.
when adjacent to a way	none required
Minimum Exterior Sideyard Setback	10 ft.
Minimum Interior Sideyard Setback	10 ft.
Maximum Height	60 ft. (not to exceed 4 stories)

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

The Maximum FAR shall not exceed 10:1.

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

Site Plan Review.

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

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

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

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.

§ 904.08 UC-MU Urban Center Mixed Use.

[Ord. No. 17-2022, § 2, eff. 6-30-2022; Ord. No. 1-2023, § 7, 3-1-2023]

Use Regulations.

Primary Uses. Primary Uses shall be allowed in the UC-MU District in accordance with the Use Table of Section 911.02.

Accessory Uses.

Accessory Uses shall be allowed in the UC-MU District in accordance with the Accessory Use regulations of Chapter 912.

Site Development Standards. Site and Design Standards for the UC-MU shall be in accordance with Section 922.15.

Height.

A minimum height of twenty-four (24) feet is required for Primary Structures.

The maximum height of a Primary Structure may exceed the base height, up to the maximum height illustrated in the Height Map, provided the following conditions are met:

Height Bonus. To exceed the base height as illustrated in the height map, a development must qualify for a height bonus as described in Section 904.08.C.5 and Section 915.07.

Height Design Standards. To exceed the base height as permitted in the Height Map, buildings must meet the following design standards (See Figure 1):

Where a building exceeds sixty-five (65) feet in height, step-backs are required as follows:

A minimum front and street-side step-back of ten (10) feet is required for structures of sixty-five (65) feet in height or greater.

Structures in excess of eighty-five (85) feet in height shall meet one of the following standards beginning no higher than eighty-five (85) feet:

Additional front and street-side step-backs of ten (10) feet are required, in addition to the ten (10) foot step-back required at sixty-five (65) feet.

Figure 1 Building Height and Upper-Story Step Backs for UC-E and UC-MU

Build-To Zone.

When abutting a Street, a minimum of sixty (60) percent of the building frontage or facade must be located in the Build-To Zone.

Figure 2 Street Build-To Zone For UC-MU

Urban Open Space. Urban Open Space shall be provided at ground level on lots of twenty thousand (20,000) square feet or more in an amount at least equal to ten (10) percent of the lot area.

Performance Points.

All projects pursuing bonus options in the UC-MU shall meet the following requirements:

All projects seeking Performance Points must meet the standards for the lowest point of the relevant energy consumption point for the project type (i.e., new construction or existing buildings).

In the UC-MU, the following bonus points are available:

Zero Energy or Zero Carbon Buildings Section 915.07.D.1.a-1.c; Points as listed.

On-Site Energy Generation Section 915.07.D.3.a-3.c.; Points as listed.

Affordable Housing: Section 915.07.D.4.a-4.d.; points modified as follows: 4.c is four (4) points; 4.d is six (6) points.

Rainwater Section 915.07.D.5.a - 5.c; Points as listed.

Building Reuse Section 915.07.D 6.c; Points as listed.

On Site Public Art Section 915.07.D.9.a-9.c; Points as listed.

Equitable Development: Section 915.07.D.12.a-12.c a: points modified as follows: 12.c is five (5) points.

Fresh Food Access: Section 915.07.D.13.a Points as listed.

Sustainable Development Bonuses. Developments are not eligible for the provisions of Section 915.04, Sustainable Development Bonus.

Review Procedures.

Site Plan Review.

All new construction of Primary Structures.

Any expansion or any exterior renovation to an existing Primary Structure.

All new construction of parking structures.

Any existing single-family detached dwellings located within this District are exempt from Site Plan Review, unless otherwise specifically required by the Zoning Code.

Project Development Plan.

The following development actions are subject to Project Development Plan review and approval by Planning Commission per Section 922.10.

All new construction of fifteen thousand (15,000) square feet or more in gross floor area.

Any addition or expansion of fifteen thousand (15,000) square feet or more in gross floor area or building footprint.

Commercial structured parking of forty (40) or more spaces.

Demolition of any Primary Structure of fifteen thousand (15,000) square feet or greater or a total of five (5) or more Primary Structures under the same ownership or control.

New Parks and Recreation (Limited and General) uses of two thousand four hundred (2,400) square feet or greater, where Art Commission review and approval is not required.

§ 904.09 UC-E Urban Center Employment.

[Ord. No. 1-2023, § 8, 3-1-2023]

Use Regulations.

Primary Uses. Primary uses shall be allowed in the UC-E District in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory uses shall be allowed in the UC-E District in accordance with the Accessory Use regulations of Chapter 912.

Site Development Standards. Site and Design Standards for the UC-E shall be in accordance with Section 922.15.

Height.

A minimum height of forty (40) feet is required for Primary Structures.

The maximum height of a Primary Structure may exceed the base height, up to the maximum height illustrated in the Height Map, provided the following conditions are met:

Height Bonus. To exceed the base height feet as illustrated in the height map, a development must qualify for a height bonus as described in Section 904.09.C.4 and Section 915.07.

Height Design Standards. To exceed the base height as permitted in the Height Map, buildings must meet the following design standards (See Figure 1):

Where a building exceeds sixty-five (65) feet in height, step-backs are required as follows:

A minimum front and street-side step-back of ten (10) feet is required for structures of sixty-five (65) feet in height or greater.

Structures in excess of eighty-five (85) feet in height shall meet one of the following standards beginning no higher than eighty-five (85) feet:

Additional front and street-side step-backs of ten (10) feet are required, in addition to the ten (10) foot step-back required at sixty-five (65) feet.

Figure 1 Building Height and Upper-Story Step Backs For UC-E and UC-MU

Urban Open Space. Urban Open Space shall be provided at ground level on lots of twenty thousand (20,000) square feet or more in an amount at least equal to ten (10) percent of the lot area.

Performance Points.

New buildings and renovations in this district can utilize a subset of the bonus system of Section 915.07. Points earned by satisfying the bonus goals can be utilized in this district to achieve the bonus height as identified in Section 904.09.C.1. Each point equates to fifteen (15) feet of additional building height. Points may be transferred from a development site to another, if approved by Planning Commission as part of a Master Development Plan, in accordance with procedures as developed by the Department of City Planning.

All projects pursuing bonus options in the UC-E shall meet the following requirements:

All projects seeking Performance Points must meet the standards for the lowest point of the relevant energy consumption point for the project type (i.e., new construction or existing buildings).

In the UC-E, the following bonus points are available:

Zero Energy or Zero Carbon Buildings Section 915.07.D.1.a-1.c; Points as listed.

On-Site Energy Generation Section 915.07.D.3.a-3.c.; Points as listed.

Affordable housing: Section 915.07.D.4.a-4.d.; points modified as follows: Subsection 4.c is four (4) points; Subsection 4.d is six (6) points.

Rainwater Section 915.07.D.5.a - 5.c; Points as listed.

Building Reuse Section 915.07.D 6.c; Points as listed.

On Site Public Art Section 915.07.D.9.a-9.c; Points as listed.

Workforce development: Section 915.07.D.12.a-12.c points modified as follows: Subsection 12.c is five (5) points.

Sustainable Development Bonuses. Developments are not eligible for the provisions of Section 915.04, Sustainable Development Bonus.

Review Procedures.

Site Plan Review.

All new construction of Primary Structures.

Any expansion or any exterior renovation to an existing Primary Structure.

All new construction of parking structures.

Any existing single-family detached dwellings located within this District are exempt from Site Plan Review, unless otherwise specifically required by the Zoning Code.

Project Development Plan.

The following development actions are subject to Project Development Plan review and approval by Planning Commission per Section 922.10.

All new construction of fifteen thousand (15,000) square feet or more in gross floor area.

Any addition or expansion of fifteen thousand (15,000) square feet or more in gross floor area or building footprint.

Commercial structured parking of forty (40) or more spaces.

Demolition of any Primary Structure of fifteen thousand (15,000) square feet or greater or a total of five (5) or more Primary Structures under the same ownership or control.

New Parks and Recreation (Limited and General) uses of two thousand four hundred (2,400) square feet or greater, where Art Commission review and approval is not required.

§ 904.10 R-MU Residential Mixed Use.

[Ord. No. 1-23, § 9, 3-1-2023]

Use Regulations.

Primary Uses. Primary uses shall be allowed in the R-MU District in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory Uses shall be allowed in the R-MU District in accordance with the Accessory Use regulations of Chapter 912.

Site Development Standards. Site and Design Standards for the R-MU shall be in accordance with Section 922.15.

Height.

A minimum height of twenty-four (24) feet is required for Primary Structures.

The maximum height of a Primary Structure may exceed the base height up to the maximum height illustrated in the Height Map, provided the following conditions are met:

Height Bonus. To exceed the base height as illustrated in the height map, a development must qualify for a height bonus as described in Section 904.10.C.6 and Section 915.07.

Height Design Standards. To exceed the height the base height as permitted in the Height Map, buildings must meet the following design standards (See Figure 3):

Where a building exceeds forty-five (45) feet in height, step-backs are required as follows:

A minimum front and street-side step-back of ten (10) feet is required for structures of forty-five (45) feet in height or greater.

Structures in excess of sixty-five (65) feet in height shall meet one of the following standards beginning no higher than sixty-five (65) feet:

Additional front and street-side step-backs of ten (10) feet are required, in addition to the ten (10) foot step-back required at forty-five (45) feet.

When a development includes a new Primary Structure with a maximum height of more than twice the average height of an existing adjacent Primary Structure, a Green Buffer shall be provided. The Green Buffer(s) shall be located as an interior sideyard(s) or rear yard along the lot line(s) abutting the lot(s) with the shorter structure(s). Additions to existing structures in the Green Buffer shall be permitted as a Special Exception, subject to the provisions of Section 922.07.

Figure 1 Building Height and Upper-Story Step Backs for R-MU

Rear Setback. A five (5) foot rear setback shall be required when not adjacent to a way, two (2) feet if adjacent to a way.

Build to Zone.

When abutting a Street, a build-to zone is imposed between zero (0) and twenty (20) feet inward from the property line (See Figure 4).

When abutting a Street, a minimum of sixty (60) percent of the building frontage or facade must be located in the Build-To Zone.

Figure 2 Street Build-To Zone for R-MU

Urban Open Space. Urban Open Space shall be provided at ground level on lots of twenty thousand (20,000) square feet or more in an amount at least equal to ten (10) percent of the lot area.

Performance Points.

New buildings and renovations in this district can utilize a subset of the bonus system of Section 915.07. Points earned by satisfying the bonus goals can be utilized in this district to achieve the bonus height as identified in Section 904.10.C.1. Each point equates to fifteen (15) feet of additional building height. Points may be transferred from a development site to another, if approved by Planning Commission as part of a Master Development Plan, in accordance with procedures as developed by the Department of City Planning.

All projects pursuing bonus options in the R-MU shall meet the following requirements:

All projects seeking Performance Points must meet the standards for the lowest point of the relevant energy consumption point for the project type (i.e., new construction or existing buildings).

In the R-MU, the following bonus points are available:

Zero Energy or Zero Carbon Buildings Section 915.07.D.1.a-1.c; Points as listed.

On-Site Energy Generation Section 915.07.D.3.a-3.c.; Points as listed.

Affordable housing: Section 915.07.D.4.a-4.d.; points modified as follows: Subsection 4.c is four (4) points; Subsection 4.d is six (6) points.

Rainwater Section 915.07.D.5.a - 5.c; Points as listed.

Building Reuse Section 915.07.D 6.b-6.c; Points as listed.

On Site Public Art Section 915.07.D.9.a-9.c; Points as listed.

Sustainable Development Bonuses. Developments are not eligible for the provisions of Section 915.04, Sustainable Development Bonus.

Review Procedures.

Site Plan Review.

All new construction of Primary Structures.

Any expansion or any exterior renovation to an existing Primary Structure.

All new construction of parking structures.

Any existing single-family detached dwellings located within this District are exempt from Site Plan Review, unless otherwise specifically required by the Zoning Code.

Project Development Plan.

The following development actions are subject to Project Development Plan review and approval by Planning Commission per Section 922.10.

All new construction of fifteen thousand (15,000) square feet or more in gross floor area.

Any addition or expansion of fifteen thousand (15,000) square feet or more in gross floor area or building footprint.

Commercial structured parking of forty (40) or more spaces.

Demolition of any Primary Structure of fifteen thousand (15,000) square feet or greater or a total of five (5) or more Primary Structures under the same ownership or control.

New Parks and Recreation (Limited and General) uses of two thousand four hundred (2,400) square feet or greater, where Art Commission review and approval is not required.

§ 905.01 P, Parks District.

[Ord. 25-2001, § 1N, eff. 11-30-2001; Ord. 45-2003, § 9, eff. 12-31-2003; Ord. 40-2005, §§ 1A, 1B, eff. 12-30-2005[1]]

Purpose. The P, Parks District is intended to:

Provide and maintain a system of parks for the enjoyment of the City's residents and visitors;

Accommodate memorial parks or cemeteries; and

Accommodate passive and active recreational uses in dedicated public and private park areas.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the P District in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory uses shall be permitted in the P District in accordance with the Accessory Use regulations of Chapter 912.

Site Development Standards.

Sites in the P District shall be developed in accordance with the following site development standards, provided that:

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

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

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

Site Development Standard	P District
Minimum Lot Size	3,200 s.f.
Maximum Floor Area Ratio	1:1
Minimum Front Setback	30 ft.
Minimum Rear Setback	20 ft.
Minimum Exterior Sideyard Setback	20 ft.
Minimum Interior Sideyard Setback	5 ft.
Maximum Height	40 ft. (not to exceed 3 stories)

Site Plan Review.

General. The following shall require Site Plan Review and approval in accordance with the Site Plan Review procedures of Section 922.04:

Any new construction, building addition or enlargement or exterior renovation of an existing structure on a lot that has an area of two thousand four hundred (2,400) square feet or more; or

Any off street parking area that includes more than ten (10) parking spaces or more than two thousand five hundred (2,500) square feet of surface area.

Standards. Any project requiring site plan review in the P District shall be subject to the site plan review criteria of Section 922.04.E.

[1]

Editor's Note: This ordinance also provided for changing "PO, Parks and Open Space District" to "P, Parks District" throughout Title 9.

§ 905.02 H, Hillside District.

[Ord. 35-2002, §§ 1A, AB, eff. 12-3-2002; Ord. 40-2005, §§ 1C—1F, eff. 12-30-2005]

Purpose. The H, Hillside District is intended to:

Promote environmental preservation and fiscal responsibility;

Allow reasonable use and development of property zoned H, Hillside; and

Use Regulations.

Primary Uses. Primary uses shall be allowed in the H District in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory uses shall be permitted in the H District in accordance with the Accessory Use regulations of Chapter 912.

Site Development Standards.

Sites in the H District shall be developed in accordance with the following site development standards, provided that:

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

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

The applications for building permits shall be subject to the Site Plan Review procedures in accordance with Section 922.04 of the Zoning Ordinance.

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

Site Development Standard	H District
Minimum Lot Size	3,200 s.f.
Minimum Front Setback	none
Minimum Rear Setback	none
Minimum Exterior Sideyard Setback	none
Minimum Interior Sideyard Setback	none
Maximum Height	40 ft. (not to exceed 3 stories)
Maximum Area of Disturbance:	50% of total lot area

Special Definitions. The following special definitions shall apply throughout the Hillside Regulations of this chapter:

The brow of the hillside is that portion that forms the horizon when viewed from below or afar.

The foot of a hillside marks the transitional point between valley floor and hillside.

Area of disturbance: area of the site where vegetation is removed, structures or paving are built, or excavation occurs.

(Reserved)

§ 905.03 EMI, Educational/Medical Institution District.

[Ord. No. 19-2010, § 1A, eff. 6-17-2010; Ord. No. 34-2021, § 1, eff. 10-11-2021]

Purpose. The EMI, Educational/Medical Institution District is intended to:

Accommodate educational and medical institutional uses, such as hospitals, colleges and universities, within the urban context;

Promote and enhance the development and expansion of medical and educational uses; and

Minimize the adverse impacts that can result when institutional uses are located near neighborhoods.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the EMI District in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory uses shall be permitted in the EMI District in accordance with the Accessory Use regulations of Chapter 912.

Institutional Master Plans.

Protect the integrity of adjacent residential neighborhoods by addressing impacts of institutional development on adjacent areas;

Provide a growing and continuing source of employment which is easily accessible;

Create attractive and efficient urban areas which incorporate a high degree of amenity; and

Protect sensitive portions of the natural and man-made environment which are potentially affected by institutional development.

Prior to the approval of an Institutional Master Plan, the Planning Director shall be authorized to approve minor development projects within an EMI District, provided that the development:

Shall not result in the creation of or the need for additional parking;

Shall not result in an increase in the number of employees;

Shall not result in the addition of a total of more than twenty-five thousand (25,000) square feet of floor area;

Shall not result in the coverage or a total of more than twenty-five thousand (25,000) square feet of site area; and

Shall not increase the height of any structure by more than one (1) story or fourteen (14) feet.

Shall be subject to Site Plan Review and Design Review in accordance with Section 922.04.E.4.

Illustrative site plans showing the footprints of each building and structure, together with roads, sidewalks, parking, landscape features and other significant site improvements;

Land and building uses;

Gross floor area in square feet;

Building height in stories and feet;

A description of off-street parking and loading areas and facilities, including a statement of the approximate number of parking spaces in each area or facility; and

Needs of the Institution. The Institutional Master Plan shall include a summary and projection of the institution's current and future needs for the following facilities:

Academic;

Service;

Research;

Office;

Housing;

Patient care;

Public assembly;

Parking; and

Other facilities related to the institutional use.

Ten-Year Development Envelope.

The Development Envelope shall include the following:

Location of each potential development site;

Maximum Floor Area of structures for each potential development site;

Total Maximum Floor Area for Institutional Master Plan structures;

Height of possible structures;

Required setbacks on each parcel;

Other factors which may affect the size and form of buildings;

Total number and location of parking spaces which will occur within a ten-year period; and

Proposed stormwater management strategy including the type and location of stormwater best management practices and stormwater volume control offsets planned in relation to future development.

Compliance with Institutional Master Plan.

The project does not result in the creation of or the need for additional parking;

The project does not result in an increase in the number of employees;

The project does not result in the addition of more than twenty-five thousand (25,000) square feet of floor area; and

The project does not result in the coverage of more than twenty-five thousand (25,000) square feet of site area.

WATER-DEPENDENT FACILITY OR USE

Shall be subject to Site Plan Review and Design Review in accordance with Section 922.04.E.4.

§ 905.04 RIV, Riverfront.

[Ord. No. 31-2018, § 4, eff. 8-6-2018; Ord. No. 34-2021, § 1, eff. 10-11-2021; Ord. No. 18-2023, § 1, eff. 9-13-2023]

Acknowledges the historic diversity of uses, the varied character, and the economic value of the riverfronts;

Facilitates mixed-use development that physically and functionally integrates with the riverfront and strengthens pedestrian connections to the riverfronts;

Maintains and creates connections between the riverfronts and neighborhoods within the City;

Protects areas of industrial use from encroachment of incompatible uses;

Creates an environment that supports multiple modes of transportation;

Promotes sustainable development;

Improves of the ecological health of the rivers;

Conserves and enhances riverbanks and riverfronts;

Conserves, restores, and enhances native riverbank and aquatic plant life, improves river ecosystem health, and supports biodiversity; and

Improves the scenic qualities and the public's enjoyment of riverfronts by preserving, creating, and enhancing public views and access to the riverfronts.

RIV-RM Mixed Residential Subdistrict. The RIV-RM Mixed Residential Subdistrict is intended for areas of higher density residential development.

BUILD-TO ZONE

COOL ROOF

GREEN ROOF

PROJECT POOL ELEVATION

TOWER

A portion of a building above eighty-five (85) feet that extends vertically above the broader base.

WATER ENHANCED FACILITY OR USE

Recreation, entertainment, or restaurant facilities or similar uses that achieve greater value or beauty as a result of a location on or near a river.

VISUAL ACCESS CORRIDOR

Required Zoning Review.

Any new construction or expansion of accessory structures within two hundred (200) feet of the Project Pool Elevation.

All new construction of primary structures.

Any expansion or any exterior renovation to an existing primary structure.

All new construction of surface parking lots or parking structures.

The expansion of any existing surface parking lot.

Any existing single-family detached dwellings located within the RIV District are exempt from Site Plan Review, unless otherwise specifically required by the Zoning Code.

The following development actions are subject to Project Development Plan review and approval by Planning Commission per Section 922.10.

All new construction of fifteen thousand (15,000) square feet or more in gross floor area.

Any addition or expansion of fifteen thousand (15,000) square feet or more in gross floor area or building footprint.

Commercial structured parking of fifty (50) or more spaces.

The transportation study shall meet the applicable Project Development Plan criteria of Section 922.10.E.2.

Uses.

Primary uses shall be allowed in the RIV-RM, RIV-MU, RIV-NS, RIV-GI, and RIV-IMU Subdistricts in accordance with the Use Table of Section 911.02.

Dimensional Regulations.

Height.

Base height in the RIV is sixty (60) feet except where, in accordance with the adopted height map for the RIV, maximum height is indicated to be forty-five (45) feet.

A minimum height of twenty-four (24) feet is required for Primary Structures.

The maximum height of a Primary Structure may exceed fifty-five (55) feet, up to the maximum height illustrated in the Height Map, provided the following conditions are met:

Height Bonus. To exceed the height of sixty (60) feet, a development must qualify for a height bonus as described in Section 905.04.K and Section 915.07.

Height Design Standards. To exceed the height of sixty (60) feet, as permitted in the Height Map, buildings must meet the following design standards:

Buildings over sixty-five (65) feet in height are limited to a maximum building footprint of forty thousand (40,000) square feet.

Buildings over eighty-five (85) feet in height are limited to a maximum building footprint of sixty-five thousand (65,000) square feet when including one (1) or more towers.

Cumulative tower footprints may be no more than fifty (50) percent of the square footage of the footprint of the base.

Towers must maintain upper-story step backs of Section 905.04.E.3.c.(2)(c)(ii)(A)-(D).

Where a building exceeds sixty-five (65) feet in height, step-backs are required as follows (see Figure 2):

A minimum front and street-side step-back of ten (10) feet is required for structures of sixty-five (65) feet in height or greater.

Structures in excess of eighty-five (85) feet in height shall meet one of the following standards beginning no higher than eighty-five (85) feet:

Additional front and street-side step-backs of ten (10) feet are required, in addition to the ten (10) foot step-back required at sixty-five (65) feet.

(C)

(D)

Any required building step-back may begin at a lower height but at a minimum must occur at the portion of a building exceeding sixty-five (65) feet or six (6) stories, whichever occurs first.

Figure 2: Building Height And Upper-Story Stepbacks When Not Using Tower Design Options

Structure Placement.

No development is permitted within one hundred twenty-five (125) feet of the Project Pool Elevation of the river, except as provided herein.

The following are fully exempt from the riparian buffer zone requirement:

Water-Dependent Facilities or Uses.

Water-Enhanced Facilities or Uses.

Accessory uses that are open space amenities such as unstaffed bike rental stations, unstaffed bike repair stands, kayak launches, and fishing areas.

The riparian buffer zone may be reduced to no less than ninety-five (95) feet from the Project Pool Elevation if it complies with the bonus provisions in Section 905.04.K. (See Figure 3.)

Building footprint occupies no more than thirty (30) percent of the area between fifty (50) and ninety-five (95) feet of the Project Pool Elevation.

To remove noxious or invasive vegetation.

To implement green infrastructure or stormwater best management practices (BMPs) in accordance with Title 13: Stormwater Management.

To facilitate a Water-Dependent or Water-Enhanced Facilities or Uses, including riverfront trails.

To implement erosion and flood control measures.

To undertake activities related to riverbank restoration and stabilization.

Figure 3: Riparian Buffer Zone

Street Build-To Zone and Pedestrian Sidewalks.

When abutting a Street, a build-to zone is imposed between zero (0) and ten (10) feet inward from the property line (See Figure 4).

When abutting a Street, a minimum of sixty (60) percent of the building frontage or façade must be located in the Build-To Zone.

The development parcel with the additional open space shall be within two hundred (200) feet of a stadium;

The building(s) shall maintain a minimum of eighty (80) percent of the building frontage located within the alternative Build-To Zone;

The street level along the open space shall include restaurant, retail, or other publicly accessible uses not to extend onto the public right-of-way; and

The open space shall be designed to promote pedestrian activity and may include outdoor seating and other furniture.

Figure 4: Street Build-To Zone

Rear Setback.

No rear setback required for other uses.

Visual Access along Street Corridors (See Figure 5).

No structure may block the Visual Access Corridor between the riverfront and any Street perpendicular to the riverfront where the Visual Access Corridor:

Extends to the riverfront.

Terminates before reaching the riverfront but is within the RIV District.

Corridors must be at least the same width as the public right-of-way and must continue to the riverfront as a straight-line extension of the Street.

Primary Structures may set back farther from the Visual Access Corridor.

The encroachment of a structure into any Visual Access Corridor is limited to no more than ten (10) percent of the width of the Corridor.

Building passages cannot be used to meet the requirement of this Section.

Figure 5: Visual Access Corridors

Design Standards.

Architectural elements such as balconies, bay windows, patios, porches, or terraces. There may be no more than fifty (50) feet between such elements.

Lighting fixtures or other building ornamentation such as artwork, trellises, or green walls. There may be no more than fifty (50) feet between such fixtures or elements of ornamentation.

Public entrances on any façade must be designed as visually distinct elements of the facade.

Single-Unit Attached Residential uses are subject to the following curb cut standards:

In cases where front-loaded garage design is the remaining option, shared driveways with one (1) curb cut are encouraged.

Figure 6: Design Standards For Multi-Unit Residential

RIV District Design Standards		RIV-MU	RIV-NS	RIV-GI	RIV-IMU
Façade Design
a.	The ground floor of a multi-story building must be a minimum of 15 feet in height measured floor to floor, to promote mixed-use and accommodate a variety of ground-floor uses.	X	X		X
b.	No facade adjacent to a street or a riverfront can contain a non-articulated condition greater than 50 linear feet in length. Building wall articulation must be achieved through changes in the façade depth of no less than six inches.	X	X		X
c.	Façades must be designed with consistent building materials and treatments that wrap around all façades. A unifying architectural theme must be used for the entire development, using a common vocabulary of architectural forms, elements, materials, and/or colors.	X	X		X
Building Entry
d.	All buildings must maintain a public entrance from the sidewalk along the primary street frontage.	X	X		X
e.	Public entrances on any façade must be designed as visually distinct elements of the facade.	X	X		X
Fenestration Design
f.	The ground floor of a street facing façade must maintain a transparency of 50%, measured as a percentage of the ground floor façade floor to floor height.	X	X		X
g.	The ground floor of a riverfront façade, must maintain a minimum transparency of 50%, measured as a percentage of the ground floor façade floor to floor height.	X	X		X
h.	Upper floors of a riverfront façade must maintain a transparency of 25% of the wall area of each story.	X	X
Roof Design
i.	Any roof that is visible from a public right-of-way must be 30-year architectural shingle or colored standing seam metal roofing or a green roof.	X	X		X
j.	Cool Roofs are required for new construction and for roof replacement on existing buildings. Solar Reflective Index values of cool roofs must be consistent with Energy Star Roof Products Key Product Criteria.	X	X	X	X
k.	Reflective roof surfaces that produce glare are prohibited, except for solar panels or cool roofs intended to radiate absorbed or non-reflected solar energy and reduce heat transfer to the building.	X	X	X	X
Site Design
l.	Curb cuts, including access to surface parking lots and structures, should be minimized along perpendicular connections to the riverfront.	X			X
m.	Impervious surfaces of plazas or open spaces along riverfronts shall not exceed 40%.	X	X		X
n.	Security elements, such as bollards, and site amenities, like bike racks, should be coordinated with the architectural theme of the building and/or the surrounding landscape and hardscape design.	X	X		X
o.	No curb cuts should be permitted along primary streets when access to a lot is otherwise available via a secondary street or a way.	X	X	X	X

Building Material. Durable, high quality building materials are required.

The following building materials are prohibited on any façade:

Plain concrete block, restriction does not apply in the RIV-GI Subdistrict or to Basic Industry and Assembly and Manufacturing where not visible from the public realm including rivers.

Exposed aggregate (rough finish) concrete wall panels.

Exterior insulating finish systems (EIFS).

T-111 composite plywood siding.

Vinyl, excluding cellular vinyl trim.

Fiber cement and composite panels on the ground floor; this does not apply to single-family attached dwellings.

Reflective (mirror finish) glass.

The following building materials may be used only as decorative or detail elements for up to twenty-five (25) percent of the façade, measured as the total of the whole facade.

Corrugated metal.

Cellular vinyl trim when used for single-family attached and multi-family.

Figure 7: Design Standards For Developments In The Riv District

General Requirements.

Building passages must be a minimum of fifteen (15) feet in width. A width of thirty (30) feet or greater is preferred.

Inclusion of decorative elements or public art within passages is encouraged.

For the purposes of calculating a build-to line, build-to zone, and/or build-to percentage, a building passage is considered part of the building façade that meets such requirements.

Figure 8: General Requirements For Building Passages

Public Building Passages.

To the extent possible, building passages should align with the street grid or other points of access to public open space along the riverfront where feasible.

Signs that indicate public access are required.

In nonresidential and mixed-use buildings, ground floor uses must be oriented toward the passage, including public entrances where feasible.

Ground floor façades facing into public building passages in nonresidential and mixed-use buildings must maintain a minimum transparency of thirty-five (35) percent of the wall area of the passage.

Figure 9: Public Building Passages

Private Building Passages.

Private building passages may be closed off to the public with gates and/or fencing but must be of open design to allow the public a clear view through the passage.

Private passages should be designed with elements to be used by site users, such as seating areas.

Ground floor façades facing into private building passages in nonresidential and mixed-use buildings must maintain a minimum transparency of twenty-five (25) percent of the wall area of the passage.

Figure 10: Private Building Passages

Fences.

Fences and walls in the RIV District, except in the RIV-GI subdistrict, are permitted as follows:

Fences and walls in the Build-To Zones are permitted to a maximum four (4) feet in height and shall be of an open design.

Fences and walls in the rear and interior side yard are permitted to a maximum height of six and one-half (6.5) feet and may be opaque, except when adjacent to the riverfront.

Fences adjacent to the riverfront are permitted to a maximum height of six and one-half (6.5) feet and with a minimum of sixty (60) percent opacity.

Security fencing that is required by federal or state regulations may exceed height and/or opacity maximums.

Fences and walls in the RIV-GI Subdistrict are permitted as follows:

Fences and walls are permitted to a maximum height of eight (8) feet and may be opaque.

Security fencing that is required by federal or state regulations may exceed height and/or opacity maximums.

The following materials are prohibited in the construction of fences and walls:

Scrap metal.

Corrugated metal.

Sheet metal.

Pallets.

Electrical fences.

Razor or barbed wire, unless required by state or federal regulations. Where permitted, it must be located at least eight (8) feet above the ground.

Chain link, including chain link with slats. Chain link without slats is permitted in heavy industrial or utility uses within the RIV District.

Roof-Mounted Equipment. Roof-mounted equipment visible from the proximal public realm must be screened.

Wall-Mounted Equipment.

Wall-mounted mechanical equipment is not permitted on any façade abutting a primary street frontage.

Flat Roof Features.

Accessory rooftop features of a flat roof, including green roofs, rooftop decks, rooftop gardens, and stormwater management systems are excluded from the calculation of maximum building height.

Wind Turbines.

Wind turbines may be designed as either vertical or horizontal axis turbines, with or without exposed blades, including designs that combine elements of the different types of turbines.

Wind turbines are subject to the following height restrictions:

No portion of exposed turbine blades may be within twenty (20) feet of the ground. Unexposed turbine blades may be within ten (10) feet of the ground.

The maximum height of a ground-mounted wind turbine is sixty (60) feet.

Ground-mounted wind turbines are permitted only in the rear yard. No part of the wind system structure, including guy wire anchors, may be located closer than ten (10) feet to any lot line.

All wind turbines must be equipped with manual (electronic or mechanical) and automatic over speed controls to limit the blade rotation speed to within the design limits of the wind energy system.

Required Parking.

The minimum parking required in the RIV District is fifty (50) percent of the minimum parking required in Schedule A of Section 914.02.A, unless otherwise provided.

The maximum parking limitation is the minimum parking required listed in Schedule A of Section 914.02.A.

Uses requiring parking demand analysis shall provide parking in accordance with Section 914.02.E without modification.

Reduction to required parking minimums may be available by contributing to a mobility improvement trust.

Surface Parking Lot Restriction.

No surface parking shall exceed seventy-five (75) parking spaces on a single Zoning Lot or group of lots under common ownership.

Any surface parking lot located between a building and the riverfront, including across a street, shall have a maximum of fifteen (15) parking spaces.

A contribution shall be made to a mobility improvement trust when established.

No surface parking shall exceed seventy-five (75) parking spaces on a single Zoning Lot or group of lots under common ownership.

Any surface parking lot located between a building and the riverfront, including and the maximum parking limitation across a street, shall have a maximum of fifteen (15) parking spaces.

Site Landscape.

All plant species listed on the Pennsylvania Department of Conservation and Natural Resources (DCNR) Invasive Plants List are prohibited.

Screening buffer landscape is in addition to any other landscape requirements, such as parking lot landscaping.

RIV District screening buffer requirements (See Figure 11):

A screening buffer must be a minimum of ten (10) feet in width.

In addition to the shrub and tree masses, sixty (60) percent of the remaining landscape area must be planted and maintained in live groundcover, perennials, or ornamental grasses.

Fences or walls must be constructed of wood posts and planks, brick, masonry or stone. Chain link, with or without slats, is prohibited.

Fences or walls must be compatible with the architectural style and building materials of the primary structure.

Figure 11: Screening Buffers

On-Site Energy Consumption - New Construction: Section 915.07.D.1.a—1.c; points as listed.

On-Site Energy Consumption - Existing Buildings: Section 915.07.D.2.a—2.c; points as listed.

On-Site Energy Generation: Section 915.07.D.3.a—3.c; points as listed.

Affordable Housing: Section 915.07.D.4.a—4.d; points modified as follows: Subsection 4.c is four (4) points; Subsection 4.d is six (6) points.

Riverfront Public Access Easements, Trails and Amenities: Section 915.07.D.7.a—7.f; points as listed.

Neighborhood Ecology: Section 915.07.D.8.a—8.b; points as listed.

Public Art: Section 915.07.D.9.a—9.c; points as listed.

Urban Fabric: Section 915.07.D.10.a; points as listed.

Transit-Oriented: Section 915.07.D.11,a—11.b; points as listed.

Fresh Food Access: Section 915.07.D.13.a; points as listed.

Pittsburgh City Zoning Code

ARTICLE II

Base Zoning District

§ 903.01 General.

§ 903.02 Use Subdistricts.

[Ord. 25-2001, § 1A, eff. 11-30-2001; Ord. 45-2003, § 1, eff. 12-31-2003]

Use Subdistricts establish regulations governing the land use and structure types allowed within residential zoning districts.

R1D, Single-Unit Detached Residential.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the R1D Subdistrict in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory uses shall be allowed in the R1D Subdistrict in accordance with the Accessory Use regulations of Chapter 912.

R1A, Single-Unit Attached Residential.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the R1A Subdistrict in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory uses shall be allowed in the R1A Subdistrict in accordance with the Accessory Use regulations of Chapter 912.

R2, Two-Unit Residential.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the R2 Subdistrict in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory uses shall be allowed in the R2 Subdistrict in accordance with the Accessory Use regulations of Chapter 912.

R3, Three-Unit Residential.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the R3 Subdistrict in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory uses shall be allowed in the R3 Subdistrict in accordance with the Accessory Use regulations of Chapter 912.

RM, Multi-Unit Residential.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the RM Subdistrict in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory uses shall be allowed in the RM Subdistrict in accordance with the Accessory Use regulations of Chapter 912.

Site Plan Review.

General. The following shall require Site Plan Review and approval in accordance with the Site Plan Review procedures of Section 922.04:

Any new construction of a multi-unit residence that includes four (4) or more units; or

ii.

Any enlargement or exterior renovation of an existing building for a multi-unit residence of four (4) or more units.

Standards. Any project requiring Site Plan Review in the RM district shall be subject to the Site Plan Review Criteria of Section 922.04.E.

§ 903.03 Development Subdistricts.

[Ord. 25-2001, §§ 1C—1L, eff. 11-30-2001; Ord. No. 25-2011, § 1, eff. 12-22-2011; Ord. No. 10-2025, eff. 5-7-2025]

Development Subdistricts establish regulations governing site development within residential zoning districts.

Very Low-Density.

Map Designation. The zoning map designation for lands classified in the Very Low-Density Subdistrict shall be the letters "VL", which shall follow the Use Subdistrict designation (e.g., R1D-VL)

Site Development Standards.

Sites in the Very Low-Density Subdistrict shall be developed in accordance with the following site development standards, provided that:

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

The Environmental Performance Standards of Chapter 915 shall impose additional regulations on site development if such conditions exist.

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

Site Development Standard	Very-Low Density Subdistrict
Minimum Lot Size	6,000 s.f.
Minimum Front Setback
R1D, R1A, R2 & R3 Subdistricts	30 ft.
RM Subdistrict	30 ft.
Minimum Rear Setback
R1D, R1A, R2 & R3 Subdistricts	30 ft.
RM Subdistrict	30 ft.
Minimum Exterior Sideyard Setback
R1D, R1A, R2 & R3 Subdistricts	30 ft.
RM Subdistrict	30 ft.
Minimum Interior Sideyard Setback
R1D, R2 & R3 Subdistricts	5 ft, on one side; 10 ft. on the other side
R1A Subdistrict	5 ft.
RM Subdistrict	30 ft.
Maximum Height
R1D, R1A, R2 & R3 Subdistricts	40 ft. (not to exceed 3 stories)
RM Subdistrict	40 ft. (not to exceed 3 stories)

Low-Density.

Map Designation. The zoning map designation for lands classified in the Low-Density Subdistrict shall be the letter "L", which shall follow the Use Subdistrict designation (e.g., R1D-L)

Site Development Standards.

Sites in the Low-Density Subdistrict shall be developed in accordance with the following site development standards, provided that:

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

The Environmental Performance Standards of Chapter 915 shall impose additional regulations on site development if such conditions exist.

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

Site Development Standard	Low Density Subdistrict
Minimum Lot Size	3,000 s.f.
Minimum Front Setback
R1D, R1A, R2 & R3 Subdistricts	30 ft.
RM Subdistrict	25 ft.
Minimum Rear Setback
R1D, R1A, R2 & R3 Subdistricts	30 ft.
RM Subdistrict	25 ft.
Minimum Exterior Sideyard Setback
R1D, R1A, R2 & R3 Subdistricts	30 ft.
RM Subdistrict	30 ft.
Minimum Interior Sideyard Setback
R1D, R2 & R3 Subdistricts	5 ft
R1A Subdistrict	5 ft.
RM Subdistrict	25 ft.
Maximum Height
R1D, R1A, R2 & R3 Subdistricts	40 ft. (not to exceed 3 stories)
RM Subdistrict	40 ft. (not to exceed 3 stories)

Moderate Density.

Map Designation. The zoning map designation for lands classified in the Moderate-Density Subdistrict shall be the letter "M", which shall follow the Use Subdistrict designation (e.g., R2-M)

Site Development Standards.

Sites in the Moderate-Density Subdistrict shall be developed in accordance with the following site development standards, provided that:

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

The Environmental Performance Standards of Chapter 915 shall impose additional regulations on site development if such conditions exist.

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

Site Development Standard	Moderate Density Subdistrict
Minimum Lot Size	2,400 s.f.
Minimum Front Setback
R1D, R1A, R2 & R3 Subdistricts	30 ft.
RM Subdistrict	25 ft.
Minimum Rear Setback
R1D, R1A, R2 & R3 Subdistricts	30 ft.
RM Subdistrict	25 ft.
Minimum Exterior Sideyard Setback
R1D, R1A, R2 & R3 Subdistricts	30 ft.
RM Subdistrict	25 ft.
Minimum Interior Sideyard Setback
R1D, R2 & R3 Subdistricts	5 ft.
R1A Subdistrict	5 ft.
RM Subdistrict	10 ft.
Maximum Height
R1D, R1A, R2 & R3 Subdistricts	40 ft. (not to exceed 3 stories)
RM Subdistrict	55 ft. (not to exceed 4 stories)

High Density.

Map Designation. The zoning map designation for lands classified in the High-Density Subdistrict shall be the Letter "H" which shall follow the Use Subdistrict designation (e.g., RM-H)

Site Development Standards.

Sites in the High-Density Subdistrict shall be developed in accordance with the following site development standards, provided that:

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

The Environmental Performance Standards of Chapter 915 shall impose additional regulations on site development if such conditions exist.

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

Site Development Standard	High Density Subdistrict
Minimum Lot Size	1,200 s.f.
Minimum Front Setback
R1D, R1A, R2 & R3 Subdistricts	15 ft.
RM Subdistrict	25 ft.
Minimum Rear Setback
R1D, R1A, R2 & R3 Subdistricts	15 ft.
RM Subdistrict	25 ft.
Minimum Exterior Sideyard Setback
R1D, R1A, R2 & R3 Subdistricts	15 ft.
RM Subdistrict	25 ft.
Minimum Interior Sideyard Setback
R1D, R2 & R3 Subdistricts	5 ft.
R1A Subdistrict	5 ft.
RM Subdistrict	10 ft.
Maximum Height
R1D, R1A, R2 & R3 Subdistricts	40 ft. (not to exceed 3 stories)
RM Subdistrict	85 ft. (not to exceed 9 stories)

Very-High Density.

Map Designation. The zoning map designation for lands classified in the Very-High Density Subdistrict shall be the letters "VH", which shall follow the Use Subdistrict designation (e.g., RM-VH)

Site Development Standards.

Sites in the Very High-Density Subdistrict shall be developed in accordance with the following site development standards, provided that:

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

The Environmental Performance Standards of Chapter 915 shall impose additional regulations on site development if such conditions exist.

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

Site Development Standard	Very-High Density Subdistrict
Minimum Front Setback
R1D, R1A, R2 & R3 Subdistricts	5 ft.
RM Subdistrict	25 ft.
Minimum Rear Setback
R1D, R1A, R2 & R3 Subdistricts	15 ft.
RM Subdistrict	25 ft.
Minimum Exterior Sideyard Setback
R1D, R1A, R2 & R3 Subdistricts	5 ft.
RM Subdistrict	25 ft.
Minimum Interior Sideyard Setback
R1D, R2 & R3 Subdistricts	5 ft.
R1A Subdistrict	5 ft.
RM Subdistrict	10 ft.
Maximum Height
R1D, R1A, R2 & R3 Subdistricts	40 ft. (not to exceed 3 stories)
RM Subdistrict	180 ft.

§ 904.01 NDO, Neighborhood Office District.

[Ord. 25-2001, § 1M, eff. 11-30-2001; Ord. 45-2003, § 2, eff. 12-31-2003]

Purpose. The NDO, Neighborhood Office District is intended to:

Provide a development opportunity for small office uses in districts that are primarily residential in use, but are not otherwise attractive for additional residential investment;

Provide a development opportunity for small offices in close proximity to residential areas;

Provide viable uses for property on traffic arterials which are otherwise not desirable for residential development and which extend through neighborhoods; and

Provide suitable controls to address the impacts of non-residential development on residential neighborhoods.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the NDO District in accordance with the Use Table of Section 911.02.

Site Development Standards.

Sites in the NDO District shall be developed in accordance with the following site development standards, provided that:

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

New development shall be allowed to use Contextual Setbacks and Contextual Heights in accordance with the provisions of Section 925.06 and Section 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	NDO District
Minimum Lot Size	0
Maximum Floor Area Ratio	3:1
Maximum Lot Coverage	90%
Minimum Front Setback	none required
Minimum Rear Setback
when not adjacent to a way	20 ft.
when adjacent to a way	10 ft.
Minimum Exterior Sideyard Setback	none required
Minimum Interior Sideyard Setback	none required
Maximum Height	45 ft. (not to exceed 3 stories)

Site Plan Review.

General. The following shall require Site Plan Review and approval in accordance with the Site Plan Review procedures of Section 922.04:

Any new construction, building addition or enlargement or exterior renovation of an existing structure on a lot that has an area of two thousand four hundred (2,400) square feet or more;

Any non-residential use; or

Any off street parking area that includes more than ten (10) parking spaces or more than two thousand five hundred (2,500) square feet of surface area.

Standards. Any project requiring Site Plan Review in the NDO district shall be subject to the Site Plan Review Criteria of Section 922.04.E.

§ 904.02 LNC, Local Neighborhood Commercial District.

[Ord. 45-2003, § 3, eff. 12-31-2003]

Purpose. The LNC, Local Neighborhood Commercial District is intended to:

Maintain the small scale and rich diversity of neighborhood-serving commercial districts;

Promote and enhance the quality of life in adjacent residential areas; and

Reduce the adverse impacts that are sometimes associated with commercial uses in order to promote compatibility with residential development.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the LNC District in accordance with the Use Table of Section 911.02.

Site Development Standards.

Sites in the LNC District shall be developed in accordance with the following site development standards, provided that:

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

New development shall be allowed to use Contextual Setbacks and Contextual Building Heights in accordance with the provisions of Section 925.06 and Section 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	LNC 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	20 ft.
when adjacent to a way	none required
Minimum Exterior Sideyard Setback	none required
Minimum Interior Sideyard Setback	none required
Maximum Height	45 ft. (not to exceed 3 stories)

Site Plan Review.

General. The following shall require Site Plan Review and approval in accordance with the Site Plan Review procedures of Section 922.04:

Any new construction, building addition or enlargement or exterior renovation of an existing structure on a lot that has an area of two thousand four hundred (2,400) square feet or more;

Any off street parking area that includes more than ten (10) parking spaces or more than two thousand five hundred (2,500) square feet of surface area; or

Standards. Any project requiring Site Plan Review in the LNC district shall be subject to the Site Plan Review Criteria of Section 922.04.E.

§ 904.03 NDI, Neighborhood Industrial District.

[Ord. 45-2003, § 4, eff. 12-31-2003]

Purpose. The NDI, Neighborhood Industrial District is intended to:

Allow a broad range of industrial uses, subject to performance standards;

Accommodate other uses that are compatible with office, commercial and residential land uses; and

Encourage development patterns that include a mix of housing, employment and shopping opportunities.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the NDI District in accordance with the Use Table of Section 911.02.

Site Development Standards.

Sites in the NDI District shall be developed in accordance with the following site development standards, provided that:

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

New development shall be allowed to use Contextual Setbacks and Contextual Building Heights in accordance with the provisions of Section 925.06 and Section 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	NDI 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	20 ft.
when adjacent to a way	none required
Minimum Exterior Sideyard Setback	none required
Minimum Interior Sideyard Setback	none required
Maximum Height	45 ft. (not to exceed 3 stories)

Site Plan Review.

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

Any new construction, building addition or enlargement or exterior renovation of an existing structure on a lot that has an area of two thousand four hundred (2,400) square feet or more;

Any off street parking area that includes more than ten (10) parking spaces or more than two thousand five hundred (2,500) square feet of surface area; or

Standards. Any project requiring Site Plan Review in the NDI district shall be subject to the Site Plan Review Criteria of Section 922.04.E.

§ 904.04 UNC, Urban Neighborhood Commercial District.

[Ord. 45-2003, § 5, eff. 12-31-2003]

Purpose. The UNC, Urban Neighborhood Commercial District is intended to:

Serve a broader market than the immediate neighborhood;

Allow a range of development while controlling impacts on the neighborhood adjacent to them;

Ensure that new development fit within existing development patterns; and

Reinforce qualities of the built environment, such as the continuity of storefronts and pedestrian-oriented streetscapes.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the UNC District in accordance with the Use Table of Section 911.02.

Site Development Standards.

Sites in the UNC District shall be developed in accordance with the following site development standards, provided that:

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

New development shall be allowed to use Contextual Setbacks and Contextual Building Heights in accordance with the provisions of Section 925.06 and Section 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	UNC District
Minimum Lot Size	0
Maximum Floor Area Ratio
when not located within 1,500 ft. of a Major transit facility	3:1
when located within 1,500 ft. of a Major Transit Facility	4:1
Maximum Lot Coverage
Minimum Front Setback	none required
Minimum Rear Setback
when not adjacent to a way	20 ft.
when adjacent to a way	none required
Minimum Exterior Sideyard Setback	none required
Minimum Interior Sideyard Setback	none required
Maximum Height
when not located within 1,500 ft. of a Major transit facility	45 ft. (not to exceed 3 stories)
when located within 1,500 ft. of a Major Transit Facility	60 ft. (not to exceed 4 stories)

The maximum height of the structure shall be eighty-five (85) feet, not to exceed six (6) stories;

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

Site Plan Review.

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

Any new construction, building addition or enlargement or exterior renovation of an existing structure on a lot that has an area of two thousand four hundred (2,400) square feet or more;

Any off street parking area that includes more than ten (10) parking spaces or more than two thousand five hundred (2,500) square feet of surface area; or

Standards. Any project requiring Site Plan Review in the UNC district shall be subject to the Site Plan Review Criteria of Section 922.04.E.

§ 904.05 HC, Highway Commercial District.

[Ord. 45-2003, § 6, eff. 12-31-2003]

Purpose. The HC, Highway Commercial District is intended to:

Accommodate auto-oriented commercial activities and uses for which automobile travel is generally required, such as automobile dealerships, fast-food restaurants and appliance stores;

Improve the design quality of auto-oriented development, making such areas more attractive components of the city;

Provide space for commercial uses that would create conflicts with residential uses or other less intensive types of land uses; and

Maintain the efficiency of the City's existing and planned traffic network.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the HC District in accordance with the Use Table of Section 911.02.

Site Development Standards.

Sites in the HC District shall be developed in accordance with the following site development standards, provided that:

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

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

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

Site Development Standard	HC District
Minimum Lot Size	0
Maximum Floor Area Ratio
when not located within 1,500 ft. of a Major transit facility	2:1
when located within 1,500 ft. of a Major Transit Facility	3:1
Maximum Lot Coverage
Minimum Front Setback	none required
Minimum Rear Setback
when not adjacent to a way	20 ft.
when adjacent to a way	none required
Minimum Exterior Sideyard Setback	none required
Minimum Interior Sideyard Setback	none required
Maximum Height	75 feet (not to exceed 5 stories)

Site Plan Review.

Standards. Any project requiring Site Plan Review in the HC district shall be subject to the Site Plan Review Criteria of Section 922.04.E.

§ 904.06 GI, General Industrial District.

[Ord. 45-2003, § 7, eff. 12-31-2003]

Purpose. The GI, General Industrial District is intended to:

Accommodate a full range of industrial, manufacturing, warehouse, and similar uses which are incompatible with lower intensity land uses;

Preserve land for manufacturing uses to maintain the diversity of the City's economic base;

Allow limited commercial development to support industrial uses without competing for land value; and

Encourage appropriate multi-unit residential development in the adaptive reuse of older industrial buildings.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the GI District in accordance with the Use Table of Section 911.02.

Site Development Standards.

Sites in the GI District shall be developed in accordance with the following site development standards, provided that:

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

New development shall be allowed to use Contextual Setbacks and Contextual Building Heights in accordance with the provisions of Section 925.06 and Section 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	GI District
Minimum Lot Size	0
Maximum Floor Area Ratio	3:1
Maximum Lot Coverage
Minimum Front Setback	none required
Minimum Rear Setback
when not adjacent to a way	20 ft.
when adjacent to a way	none required
Minimum Exterior Sideyard Setback	10 ft.
Minimum Interior Sideyard Setback	10 ft.
Maximum Height	75 ft. (not to exceed 5 stories)

Site Plan Review.

Standards. Any project requiring Site Plan Review in the GI district shall be subject to the Site Plan Review Criteria of Section 922.04.E.

§ 904.07 UI, Urban Industrial District.

[New District by Ord. No. 19, 7-8-1999. Amend. No. U-9; Ord. 21-2002, §§ 1—3, eff. 6-18-2002; Ord. 45-2003, § 8, eff. 12-31-2003]

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

Allow mid-sized to large industries with lower external impacts on surrounding properties and districts;

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;

Allow multi-use buildings that permit assembly, inventory, sales, and business functions within the same space;

Encourage adaptive reuse of manufacturing buildings and allow the development of high density multi-unit residential buildings.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the UI District in accordance with the Use Table of Section 911.02.

Site Development Standards.

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

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

New development shall be allowed to use Contextual Setbacks and Contextual Building Heights in accordance with the provisions of Section 925.06 and Section 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	3:1
when located within 1,500 ft. of a Major Transit Facility	4:1
Maximum Lot Coverage
Minimum Front Setback	none required
Minimum Rear Setback
when not adjacent to a way	20 ft.
when adjacent to a way	none required
Minimum Exterior Sideyard Setback	10 ft.
Minimum Interior Sideyard Setback	10 ft.
Maximum Height	60 ft. (not to exceed 4 stories)

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

The Maximum FAR shall not exceed 10:1.

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

Site Plan Review.

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

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

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

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.

§ 904.08 UC-MU Urban Center Mixed Use.

[Ord. No. 17-2022, § 2, eff. 6-30-2022; Ord. No. 1-2023, § 7, 3-1-2023]

Use Regulations.

Primary Uses. Primary Uses shall be allowed in the UC-MU District in accordance with the Use Table of Section 911.02.

Accessory Uses.

Accessory Uses shall be allowed in the UC-MU District in accordance with the Accessory Use regulations of Chapter 912.

Site Development Standards. Site and Design Standards for the UC-MU shall be in accordance with Section 922.15.

Height.

A minimum height of twenty-four (24) feet is required for Primary Structures.

The maximum height of a Primary Structure may exceed the base height, up to the maximum height illustrated in the Height Map, provided the following conditions are met:

Height Bonus. To exceed the base height as illustrated in the height map, a development must qualify for a height bonus as described in Section 904.08.C.5 and Section 915.07.

Height Design Standards. To exceed the base height as permitted in the Height Map, buildings must meet the following design standards (See Figure 1):

Where a building exceeds sixty-five (65) feet in height, step-backs are required as follows:

A minimum front and street-side step-back of ten (10) feet is required for structures of sixty-five (65) feet in height or greater.

Structures in excess of eighty-five (85) feet in height shall meet one of the following standards beginning no higher than eighty-five (85) feet:

Additional front and street-side step-backs of ten (10) feet are required, in addition to the ten (10) foot step-back required at sixty-five (65) feet.

Figure 1 Building Height and Upper-Story Step Backs for UC-E and UC-MU

Build-To Zone.

When abutting a Street, a minimum of sixty (60) percent of the building frontage or facade must be located in the Build-To Zone.

Figure 2 Street Build-To Zone For UC-MU

Urban Open Space. Urban Open Space shall be provided at ground level on lots of twenty thousand (20,000) square feet or more in an amount at least equal to ten (10) percent of the lot area.

Performance Points.

All projects pursuing bonus options in the UC-MU shall meet the following requirements:

All projects seeking Performance Points must meet the standards for the lowest point of the relevant energy consumption point for the project type (i.e., new construction or existing buildings).

In the UC-MU, the following bonus points are available:

Zero Energy or Zero Carbon Buildings Section 915.07.D.1.a-1.c; Points as listed.

On-Site Energy Generation Section 915.07.D.3.a-3.c.; Points as listed.

Affordable Housing: Section 915.07.D.4.a-4.d.; points modified as follows: 4.c is four (4) points; 4.d is six (6) points.

Rainwater Section 915.07.D.5.a - 5.c; Points as listed.

Building Reuse Section 915.07.D 6.c; Points as listed.

On Site Public Art Section 915.07.D.9.a-9.c; Points as listed.

Equitable Development: Section 915.07.D.12.a-12.c a: points modified as follows: 12.c is five (5) points.

Fresh Food Access: Section 915.07.D.13.a Points as listed.

Sustainable Development Bonuses. Developments are not eligible for the provisions of Section 915.04, Sustainable Development Bonus.

Review Procedures.

Site Plan Review.

All new construction of Primary Structures.

Any expansion or any exterior renovation to an existing Primary Structure.

All new construction of parking structures.

Any existing single-family detached dwellings located within this District are exempt from Site Plan Review, unless otherwise specifically required by the Zoning Code.

Project Development Plan.

The following development actions are subject to Project Development Plan review and approval by Planning Commission per Section 922.10.

All new construction of fifteen thousand (15,000) square feet or more in gross floor area.

Any addition or expansion of fifteen thousand (15,000) square feet or more in gross floor area or building footprint.

Commercial structured parking of forty (40) or more spaces.

Demolition of any Primary Structure of fifteen thousand (15,000) square feet or greater or a total of five (5) or more Primary Structures under the same ownership or control.

New Parks and Recreation (Limited and General) uses of two thousand four hundred (2,400) square feet or greater, where Art Commission review and approval is not required.

§ 904.09 UC-E Urban Center Employment.

[Ord. No. 1-2023, § 8, 3-1-2023]

Use Regulations.

Primary Uses. Primary uses shall be allowed in the UC-E District in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory uses shall be allowed in the UC-E District in accordance with the Accessory Use regulations of Chapter 912.

Site Development Standards. Site and Design Standards for the UC-E shall be in accordance with Section 922.15.

Height.

A minimum height of forty (40) feet is required for Primary Structures.

The maximum height of a Primary Structure may exceed the base height, up to the maximum height illustrated in the Height Map, provided the following conditions are met:

Height Bonus. To exceed the base height feet as illustrated in the height map, a development must qualify for a height bonus as described in Section 904.09.C.4 and Section 915.07.

Height Design Standards. To exceed the base height as permitted in the Height Map, buildings must meet the following design standards (See Figure 1):

Where a building exceeds sixty-five (65) feet in height, step-backs are required as follows:

A minimum front and street-side step-back of ten (10) feet is required for structures of sixty-five (65) feet in height or greater.

Structures in excess of eighty-five (85) feet in height shall meet one of the following standards beginning no higher than eighty-five (85) feet:

Additional front and street-side step-backs of ten (10) feet are required, in addition to the ten (10) foot step-back required at sixty-five (65) feet.

Figure 1 Building Height and Upper-Story Step Backs For UC-E and UC-MU

Urban Open Space. Urban Open Space shall be provided at ground level on lots of twenty thousand (20,000) square feet or more in an amount at least equal to ten (10) percent of the lot area.

Performance Points.

New buildings and renovations in this district can utilize a subset of the bonus system of Section 915.07. Points earned by satisfying the bonus goals can be utilized in this district to achieve the bonus height as identified in Section 904.09.C.1. Each point equates to fifteen (15) feet of additional building height. Points may be transferred from a development site to another, if approved by Planning Commission as part of a Master Development Plan, in accordance with procedures as developed by the Department of City Planning.

All projects pursuing bonus options in the UC-E shall meet the following requirements:

All projects seeking Performance Points must meet the standards for the lowest point of the relevant energy consumption point for the project type (i.e., new construction or existing buildings).

In the UC-E, the following bonus points are available:

Zero Energy or Zero Carbon Buildings Section 915.07.D.1.a-1.c; Points as listed.

On-Site Energy Generation Section 915.07.D.3.a-3.c.; Points as listed.

Affordable housing: Section 915.07.D.4.a-4.d.; points modified as follows: Subsection 4.c is four (4) points; Subsection 4.d is six (6) points.

Rainwater Section 915.07.D.5.a - 5.c; Points as listed.

Building Reuse Section 915.07.D 6.c; Points as listed.

On Site Public Art Section 915.07.D.9.a-9.c; Points as listed.

Workforce development: Section 915.07.D.12.a-12.c points modified as follows: Subsection 12.c is five (5) points.

Sustainable Development Bonuses. Developments are not eligible for the provisions of Section 915.04, Sustainable Development Bonus.

Review Procedures.

Site Plan Review.

All new construction of Primary Structures.

Any expansion or any exterior renovation to an existing Primary Structure.

All new construction of parking structures.

Any existing single-family detached dwellings located within this District are exempt from Site Plan Review, unless otherwise specifically required by the Zoning Code.

Project Development Plan.

The following development actions are subject to Project Development Plan review and approval by Planning Commission per Section 922.10.

All new construction of fifteen thousand (15,000) square feet or more in gross floor area.

Any addition or expansion of fifteen thousand (15,000) square feet or more in gross floor area or building footprint.

Commercial structured parking of forty (40) or more spaces.

Demolition of any Primary Structure of fifteen thousand (15,000) square feet or greater or a total of five (5) or more Primary Structures under the same ownership or control.

New Parks and Recreation (Limited and General) uses of two thousand four hundred (2,400) square feet or greater, where Art Commission review and approval is not required.

§ 904.10 R-MU Residential Mixed Use.

[Ord. No. 1-23, § 9, 3-1-2023]

Use Regulations.

Primary Uses. Primary uses shall be allowed in the R-MU District in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory Uses shall be allowed in the R-MU District in accordance with the Accessory Use regulations of Chapter 912.

Site Development Standards. Site and Design Standards for the R-MU shall be in accordance with Section 922.15.

Height.

A minimum height of twenty-four (24) feet is required for Primary Structures.

The maximum height of a Primary Structure may exceed the base height up to the maximum height illustrated in the Height Map, provided the following conditions are met:

Height Bonus. To exceed the base height as illustrated in the height map, a development must qualify for a height bonus as described in Section 904.10.C.6 and Section 915.07.

Height Design Standards. To exceed the height the base height as permitted in the Height Map, buildings must meet the following design standards (See Figure 3):

Where a building exceeds forty-five (45) feet in height, step-backs are required as follows:

A minimum front and street-side step-back of ten (10) feet is required for structures of forty-five (45) feet in height or greater.

Structures in excess of sixty-five (65) feet in height shall meet one of the following standards beginning no higher than sixty-five (65) feet:

Additional front and street-side step-backs of ten (10) feet are required, in addition to the ten (10) foot step-back required at forty-five (45) feet.

When a development includes a new Primary Structure with a maximum height of more than twice the average height of an existing adjacent Primary Structure, a Green Buffer shall be provided. The Green Buffer(s) shall be located as an interior sideyard(s) or rear yard along the lot line(s) abutting the lot(s) with the shorter structure(s). Additions to existing structures in the Green Buffer shall be permitted as a Special Exception, subject to the provisions of Section 922.07.

Figure 1 Building Height and Upper-Story Step Backs for R-MU

Rear Setback. A five (5) foot rear setback shall be required when not adjacent to a way, two (2) feet if adjacent to a way.

Build to Zone.

When abutting a Street, a build-to zone is imposed between zero (0) and twenty (20) feet inward from the property line (See Figure 4).

When abutting a Street, a minimum of sixty (60) percent of the building frontage or facade must be located in the Build-To Zone.

Figure 2 Street Build-To Zone for R-MU

Urban Open Space. Urban Open Space shall be provided at ground level on lots of twenty thousand (20,000) square feet or more in an amount at least equal to ten (10) percent of the lot area.

Performance Points.

New buildings and renovations in this district can utilize a subset of the bonus system of Section 915.07. Points earned by satisfying the bonus goals can be utilized in this district to achieve the bonus height as identified in Section 904.10.C.1. Each point equates to fifteen (15) feet of additional building height. Points may be transferred from a development site to another, if approved by Planning Commission as part of a Master Development Plan, in accordance with procedures as developed by the Department of City Planning.

All projects pursuing bonus options in the R-MU shall meet the following requirements:

All projects seeking Performance Points must meet the standards for the lowest point of the relevant energy consumption point for the project type (i.e., new construction or existing buildings).

In the R-MU, the following bonus points are available:

Zero Energy or Zero Carbon Buildings Section 915.07.D.1.a-1.c; Points as listed.

On-Site Energy Generation Section 915.07.D.3.a-3.c.; Points as listed.

Affordable housing: Section 915.07.D.4.a-4.d.; points modified as follows: Subsection 4.c is four (4) points; Subsection 4.d is six (6) points.

Rainwater Section 915.07.D.5.a - 5.c; Points as listed.

Building Reuse Section 915.07.D 6.b-6.c; Points as listed.

On Site Public Art Section 915.07.D.9.a-9.c; Points as listed.

Sustainable Development Bonuses. Developments are not eligible for the provisions of Section 915.04, Sustainable Development Bonus.

Review Procedures.

Site Plan Review.

All new construction of Primary Structures.

Any expansion or any exterior renovation to an existing Primary Structure.

All new construction of parking structures.

Any existing single-family detached dwellings located within this District are exempt from Site Plan Review, unless otherwise specifically required by the Zoning Code.

Project Development Plan.

The following development actions are subject to Project Development Plan review and approval by Planning Commission per Section 922.10.

All new construction of fifteen thousand (15,000) square feet or more in gross floor area.

Any addition or expansion of fifteen thousand (15,000) square feet or more in gross floor area or building footprint.

Commercial structured parking of forty (40) or more spaces.

Demolition of any Primary Structure of fifteen thousand (15,000) square feet or greater or a total of five (5) or more Primary Structures under the same ownership or control.

New Parks and Recreation (Limited and General) uses of two thousand four hundred (2,400) square feet or greater, where Art Commission review and approval is not required.

§ 905.01 P, Parks District.

[Ord. 25-2001, § 1N, eff. 11-30-2001; Ord. 45-2003, § 9, eff. 12-31-2003; Ord. 40-2005, §§ 1A, 1B, eff. 12-30-2005[1]]

Purpose. The P, Parks District is intended to:

Provide and maintain a system of parks for the enjoyment of the City's residents and visitors;

Accommodate memorial parks or cemeteries; and

Accommodate passive and active recreational uses in dedicated public and private park areas.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the P District in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory uses shall be permitted in the P District in accordance with the Accessory Use regulations of Chapter 912.

Site Development Standards.

Sites in the P District shall be developed in accordance with the following site development standards, provided that:

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

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

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

Site Development Standard	P District
Minimum Lot Size	3,200 s.f.
Maximum Floor Area Ratio	1:1
Minimum Front Setback	30 ft.
Minimum Rear Setback	20 ft.
Minimum Exterior Sideyard Setback	20 ft.
Minimum Interior Sideyard Setback	5 ft.
Maximum Height	40 ft. (not to exceed 3 stories)

Site Plan Review.

General. The following shall require Site Plan Review and approval in accordance with the Site Plan Review procedures of Section 922.04:

Any new construction, building addition or enlargement or exterior renovation of an existing structure on a lot that has an area of two thousand four hundred (2,400) square feet or more; or

Any off street parking area that includes more than ten (10) parking spaces or more than two thousand five hundred (2,500) square feet of surface area.

Standards. Any project requiring site plan review in the P District shall be subject to the site plan review criteria of Section 922.04.E.

[1]

Editor's Note: This ordinance also provided for changing "PO, Parks and Open Space District" to "P, Parks District" throughout Title 9.

§ 905.02 H, Hillside District.

[Ord. 35-2002, §§ 1A, AB, eff. 12-3-2002; Ord. 40-2005, §§ 1C—1F, eff. 12-30-2005]

Purpose. The H, Hillside District is intended to:

Promote environmental preservation and fiscal responsibility;

Allow reasonable use and development of property zoned H, Hillside; and

Use Regulations.

Primary Uses. Primary uses shall be allowed in the H District in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory uses shall be permitted in the H District in accordance with the Accessory Use regulations of Chapter 912.

Site Development Standards.

Sites in the H District shall be developed in accordance with the following site development standards, provided that:

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

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

The applications for building permits shall be subject to the Site Plan Review procedures in accordance with Section 922.04 of the Zoning Ordinance.

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

Site Development Standard	H District
Minimum Lot Size	3,200 s.f.
Minimum Front Setback	none
Minimum Rear Setback	none
Minimum Exterior Sideyard Setback	none
Minimum Interior Sideyard Setback	none
Maximum Height	40 ft. (not to exceed 3 stories)
Maximum Area of Disturbance:	50% of total lot area

Special Definitions. The following special definitions shall apply throughout the Hillside Regulations of this chapter:

The brow of the hillside is that portion that forms the horizon when viewed from below or afar.

The foot of a hillside marks the transitional point between valley floor and hillside.

Area of disturbance: area of the site where vegetation is removed, structures or paving are built, or excavation occurs.

(Reserved)

§ 905.03 EMI, Educational/Medical Institution District.

[Ord. No. 19-2010, § 1A, eff. 6-17-2010; Ord. No. 34-2021, § 1, eff. 10-11-2021]

Purpose. The EMI, Educational/Medical Institution District is intended to:

Accommodate educational and medical institutional uses, such as hospitals, colleges and universities, within the urban context;

Promote and enhance the development and expansion of medical and educational uses; and

Minimize the adverse impacts that can result when institutional uses are located near neighborhoods.

Use Regulations.

Primary Uses. Primary uses shall be allowed in the EMI District in accordance with the Use Table of Section 911.02.

Accessory Uses. Accessory uses shall be permitted in the EMI District in accordance with the Accessory Use regulations of Chapter 912.

Institutional Master Plans.

Protect the integrity of adjacent residential neighborhoods by addressing impacts of institutional development on adjacent areas;

Provide a growing and continuing source of employment which is easily accessible;

Create attractive and efficient urban areas which incorporate a high degree of amenity; and

Protect sensitive portions of the natural and man-made environment which are potentially affected by institutional development.

Prior to the approval of an Institutional Master Plan, the Planning Director shall be authorized to approve minor development projects within an EMI District, provided that the development:

Shall not result in the creation of or the need for additional parking;

Shall not result in an increase in the number of employees;

Shall not result in the addition of a total of more than twenty-five thousand (25,000) square feet of floor area;

Shall not result in the coverage or a total of more than twenty-five thousand (25,000) square feet of site area; and

Shall not increase the height of any structure by more than one (1) story or fourteen (14) feet.

Shall be subject to Site Plan Review and Design Review in accordance with Section 922.04.E.4.

Illustrative site plans showing the footprints of each building and structure, together with roads, sidewalks, parking, landscape features and other significant site improvements;

Land and building uses;

Gross floor area in square feet;

Building height in stories and feet;

A description of off-street parking and loading areas and facilities, including a statement of the approximate number of parking spaces in each area or facility; and

Needs of the Institution. The Institutional Master Plan shall include a summary and projection of the institution's current and future needs for the following facilities:

Academic;

Service;

Research;

Office;

Housing;

Patient care;

Public assembly;

Parking; and

Other facilities related to the institutional use.

Ten-Year Development Envelope.

The Development Envelope shall include the following:

Location of each potential development site;

Maximum Floor Area of structures for each potential development site;

Total Maximum Floor Area for Institutional Master Plan structures;

Height of possible structures;

Required setbacks on each parcel;

Other factors which may affect the size and form of buildings;

Total number and location of parking spaces which will occur within a ten-year period; and

Proposed stormwater management strategy including the type and location of stormwater best management practices and stormwater volume control offsets planned in relation to future development.

Compliance with Institutional Master Plan.

The project does not result in the creation of or the need for additional parking;

The project does not result in an increase in the number of employees;

The project does not result in the addition of more than twenty-five thousand (25,000) square feet of floor area; and

The project does not result in the coverage of more than twenty-five thousand (25,000) square feet of site area.

WATER-DEPENDENT FACILITY OR USE

Shall be subject to Site Plan Review and Design Review in accordance with Section 922.04.E.4.

§ 905.04 RIV, Riverfront.

[Ord. No. 31-2018, § 4, eff. 8-6-2018; Ord. No. 34-2021, § 1, eff. 10-11-2021; Ord. No. 18-2023, § 1, eff. 9-13-2023]

Acknowledges the historic diversity of uses, the varied character, and the economic value of the riverfronts;

Facilitates mixed-use development that physically and functionally integrates with the riverfront and strengthens pedestrian connections to the riverfronts;

Maintains and creates connections between the riverfronts and neighborhoods within the City;

Protects areas of industrial use from encroachment of incompatible uses;

Creates an environment that supports multiple modes of transportation;

Promotes sustainable development;

Improves of the ecological health of the rivers;

Conserves and enhances riverbanks and riverfronts;

Conserves, restores, and enhances native riverbank and aquatic plant life, improves river ecosystem health, and supports biodiversity; and

Improves the scenic qualities and the public's enjoyment of riverfronts by preserving, creating, and enhancing public views and access to the riverfronts.

RIV-RM Mixed Residential Subdistrict. The RIV-RM Mixed Residential Subdistrict is intended for areas of higher density residential development.

BUILD-TO ZONE

COOL ROOF

GREEN ROOF

PROJECT POOL ELEVATION

TOWER

A portion of a building above eighty-five (85) feet that extends vertically above the broader base.

WATER ENHANCED FACILITY OR USE

Recreation, entertainment, or restaurant facilities or similar uses that achieve greater value or beauty as a result of a location on or near a river.

VISUAL ACCESS CORRIDOR

Required Zoning Review.

Any new construction or expansion of accessory structures within two hundred (200) feet of the Project Pool Elevation.

All new construction of primary structures.

Any expansion or any exterior renovation to an existing primary structure.

All new construction of surface parking lots or parking structures.

The expansion of any existing surface parking lot.

Any existing single-family detached dwellings located within the RIV District are exempt from Site Plan Review, unless otherwise specifically required by the Zoning Code.

The following development actions are subject to Project Development Plan review and approval by Planning Commission per Section 922.10.

All new construction of fifteen thousand (15,000) square feet or more in gross floor area.

Any addition or expansion of fifteen thousand (15,000) square feet or more in gross floor area or building footprint.

Commercial structured parking of fifty (50) or more spaces.

The transportation study shall meet the applicable Project Development Plan criteria of Section 922.10.E.2.

Uses.

Primary uses shall be allowed in the RIV-RM, RIV-MU, RIV-NS, RIV-GI, and RIV-IMU Subdistricts in accordance with the Use Table of Section 911.02.

Dimensional Regulations.

Height.

Base height in the RIV is sixty (60) feet except where, in accordance with the adopted height map for the RIV, maximum height is indicated to be forty-five (45) feet.

A minimum height of twenty-four (24) feet is required for Primary Structures.

The maximum height of a Primary Structure may exceed fifty-five (55) feet, up to the maximum height illustrated in the Height Map, provided the following conditions are met:

Height Bonus. To exceed the height of sixty (60) feet, a development must qualify for a height bonus as described in Section 905.04.K and Section 915.07.

Height Design Standards. To exceed the height of sixty (60) feet, as permitted in the Height Map, buildings must meet the following design standards:

Buildings over sixty-five (65) feet in height are limited to a maximum building footprint of forty thousand (40,000) square feet.

Buildings over eighty-five (85) feet in height are limited to a maximum building footprint of sixty-five thousand (65,000) square feet when including one (1) or more towers.

Cumulative tower footprints may be no more than fifty (50) percent of the square footage of the footprint of the base.

Towers must maintain upper-story step backs of Section 905.04.E.3.c.(2)(c)(ii)(A)-(D).

Where a building exceeds sixty-five (65) feet in height, step-backs are required as follows (see Figure 2):

A minimum front and street-side step-back of ten (10) feet is required for structures of sixty-five (65) feet in height or greater.

Structures in excess of eighty-five (85) feet in height shall meet one of the following standards beginning no higher than eighty-five (85) feet:

Additional front and street-side step-backs of ten (10) feet are required, in addition to the ten (10) foot step-back required at sixty-five (65) feet.

(C)

(D)

Any required building step-back may begin at a lower height but at a minimum must occur at the portion of a building exceeding sixty-five (65) feet or six (6) stories, whichever occurs first.

Figure 2: Building Height And Upper-Story Stepbacks When Not Using Tower Design Options

Structure Placement.

No development is permitted within one hundred twenty-five (125) feet of the Project Pool Elevation of the river, except as provided herein.

The following are fully exempt from the riparian buffer zone requirement:

Water-Dependent Facilities or Uses.

Water-Enhanced Facilities or Uses.

Accessory uses that are open space amenities such as unstaffed bike rental stations, unstaffed bike repair stands, kayak launches, and fishing areas.

The riparian buffer zone may be reduced to no less than ninety-five (95) feet from the Project Pool Elevation if it complies with the bonus provisions in Section 905.04.K. (See Figure 3.)

Building footprint occupies no more than thirty (30) percent of the area between fifty (50) and ninety-five (95) feet of the Project Pool Elevation.

To remove noxious or invasive vegetation.

To implement green infrastructure or stormwater best management practices (BMPs) in accordance with Title 13: Stormwater Management.

To facilitate a Water-Dependent or Water-Enhanced Facilities or Uses, including riverfront trails.

To implement erosion and flood control measures.

To undertake activities related to riverbank restoration and stabilization.

Figure 3: Riparian Buffer Zone

Street Build-To Zone and Pedestrian Sidewalks.

When abutting a Street, a build-to zone is imposed between zero (0) and ten (10) feet inward from the property line (See Figure 4).

When abutting a Street, a minimum of sixty (60) percent of the building frontage or façade must be located in the Build-To Zone.

The development parcel with the additional open space shall be within two hundred (200) feet of a stadium;

The building(s) shall maintain a minimum of eighty (80) percent of the building frontage located within the alternative Build-To Zone;

The street level along the open space shall include restaurant, retail, or other publicly accessible uses not to extend onto the public right-of-way; and

The open space shall be designed to promote pedestrian activity and may include outdoor seating and other furniture.

Figure 4: Street Build-To Zone

Rear Setback.

No rear setback required for other uses.

Visual Access along Street Corridors (See Figure 5).

No structure may block the Visual Access Corridor between the riverfront and any Street perpendicular to the riverfront where the Visual Access Corridor:

Extends to the riverfront.

Terminates before reaching the riverfront but is within the RIV District.

Corridors must be at least the same width as the public right-of-way and must continue to the riverfront as a straight-line extension of the Street.

Primary Structures may set back farther from the Visual Access Corridor.

The encroachment of a structure into any Visual Access Corridor is limited to no more than ten (10) percent of the width of the Corridor.

Building passages cannot be used to meet the requirement of this Section.

Figure 5: Visual Access Corridors

Design Standards.

Architectural elements such as balconies, bay windows, patios, porches, or terraces. There may be no more than fifty (50) feet between such elements.

Lighting fixtures or other building ornamentation such as artwork, trellises, or green walls. There may be no more than fifty (50) feet between such fixtures or elements of ornamentation.

Public entrances on any façade must be designed as visually distinct elements of the facade.

Single-Unit Attached Residential uses are subject to the following curb cut standards:

In cases where front-loaded garage design is the remaining option, shared driveways with one (1) curb cut are encouraged.

Figure 6: Design Standards For Multi-Unit Residential

RIV District Design Standards		RIV-MU	RIV-NS	RIV-GI	RIV-IMU
Façade Design
a.	The ground floor of a multi-story building must be a minimum of 15 feet in height measured floor to floor, to promote mixed-use and accommodate a variety of ground-floor uses.	X	X		X
b.	No facade adjacent to a street or a riverfront can contain a non-articulated condition greater than 50 linear feet in length. Building wall articulation must be achieved through changes in the façade depth of no less than six inches.	X	X		X
c.	Façades must be designed with consistent building materials and treatments that wrap around all façades. A unifying architectural theme must be used for the entire development, using a common vocabulary of architectural forms, elements, materials, and/or colors.	X	X		X
Building Entry
d.	All buildings must maintain a public entrance from the sidewalk along the primary street frontage.	X	X		X
e.	Public entrances on any façade must be designed as visually distinct elements of the facade.	X	X		X
Fenestration Design
f.	The ground floor of a street facing façade must maintain a transparency of 50%, measured as a percentage of the ground floor façade floor to floor height.	X	X		X
g.	The ground floor of a riverfront façade, must maintain a minimum transparency of 50%, measured as a percentage of the ground floor façade floor to floor height.	X	X		X
h.	Upper floors of a riverfront façade must maintain a transparency of 25% of the wall area of each story.	X	X
Roof Design
i.	Any roof that is visible from a public right-of-way must be 30-year architectural shingle or colored standing seam metal roofing or a green roof.	X	X		X
j.	Cool Roofs are required for new construction and for roof replacement on existing buildings. Solar Reflective Index values of cool roofs must be consistent with Energy Star Roof Products Key Product Criteria.	X	X	X	X
k.	Reflective roof surfaces that produce glare are prohibited, except for solar panels or cool roofs intended to radiate absorbed or non-reflected solar energy and reduce heat transfer to the building.	X	X	X	X
Site Design
l.	Curb cuts, including access to surface parking lots and structures, should be minimized along perpendicular connections to the riverfront.	X			X
m.	Impervious surfaces of plazas or open spaces along riverfronts shall not exceed 40%.	X	X		X
n.	Security elements, such as bollards, and site amenities, like bike racks, should be coordinated with the architectural theme of the building and/or the surrounding landscape and hardscape design.	X	X		X
o.	No curb cuts should be permitted along primary streets when access to a lot is otherwise available via a secondary street or a way.	X	X	X	X

Building Material. Durable, high quality building materials are required.

The following building materials are prohibited on any façade:

Plain concrete block, restriction does not apply in the RIV-GI Subdistrict or to Basic Industry and Assembly and Manufacturing where not visible from the public realm including rivers.

Exposed aggregate (rough finish) concrete wall panels.

Exterior insulating finish systems (EIFS).

T-111 composite plywood siding.

Vinyl, excluding cellular vinyl trim.

Fiber cement and composite panels on the ground floor; this does not apply to single-family attached dwellings.

Reflective (mirror finish) glass.

The following building materials may be used only as decorative or detail elements for up to twenty-five (25) percent of the façade, measured as the total of the whole facade.

Corrugated metal.

Cellular vinyl trim when used for single-family attached and multi-family.

Figure 7: Design Standards For Developments In The Riv District

General Requirements.

Building passages must be a minimum of fifteen (15) feet in width. A width of thirty (30) feet or greater is preferred.

Inclusion of decorative elements or public art within passages is encouraged.

For the purposes of calculating a build-to line, build-to zone, and/or build-to percentage, a building passage is considered part of the building façade that meets such requirements.

Figure 8: General Requirements For Building Passages

Public Building Passages.

To the extent possible, building passages should align with the street grid or other points of access to public open space along the riverfront where feasible.

Signs that indicate public access are required.

In nonresidential and mixed-use buildings, ground floor uses must be oriented toward the passage, including public entrances where feasible.

Ground floor façades facing into public building passages in nonresidential and mixed-use buildings must maintain a minimum transparency of thirty-five (35) percent of the wall area of the passage.

Figure 9: Public Building Passages

Private Building Passages.

Private building passages may be closed off to the public with gates and/or fencing but must be of open design to allow the public a clear view through the passage.

Private passages should be designed with elements to be used by site users, such as seating areas.

Ground floor façades facing into private building passages in nonresidential and mixed-use buildings must maintain a minimum transparency of twenty-five (25) percent of the wall area of the passage.

Figure 10: Private Building Passages

Fences.

Fences and walls in the RIV District, except in the RIV-GI subdistrict, are permitted as follows:

Fences and walls in the Build-To Zones are permitted to a maximum four (4) feet in height and shall be of an open design.

Fences and walls in the rear and interior side yard are permitted to a maximum height of six and one-half (6.5) feet and may be opaque, except when adjacent to the riverfront.

Fences adjacent to the riverfront are permitted to a maximum height of six and one-half (6.5) feet and with a minimum of sixty (60) percent opacity.

Security fencing that is required by federal or state regulations may exceed height and/or opacity maximums.

Fences and walls in the RIV-GI Subdistrict are permitted as follows:

Fences and walls are permitted to a maximum height of eight (8) feet and may be opaque.

Security fencing that is required by federal or state regulations may exceed height and/or opacity maximums.

The following materials are prohibited in the construction of fences and walls:

Scrap metal.

Corrugated metal.

Sheet metal.

Pallets.

Electrical fences.

Razor or barbed wire, unless required by state or federal regulations. Where permitted, it must be located at least eight (8) feet above the ground.

Chain link, including chain link with slats. Chain link without slats is permitted in heavy industrial or utility uses within the RIV District.

Roof-Mounted Equipment. Roof-mounted equipment visible from the proximal public realm must be screened.

Wall-Mounted Equipment.

Wall-mounted mechanical equipment is not permitted on any façade abutting a primary street frontage.

Flat Roof Features.

Accessory rooftop features of a flat roof, including green roofs, rooftop decks, rooftop gardens, and stormwater management systems are excluded from the calculation of maximum building height.

Wind Turbines.

Wind turbines may be designed as either vertical or horizontal axis turbines, with or without exposed blades, including designs that combine elements of the different types of turbines.

Wind turbines are subject to the following height restrictions:

No portion of exposed turbine blades may be within twenty (20) feet of the ground. Unexposed turbine blades may be within ten (10) feet of the ground.

The maximum height of a ground-mounted wind turbine is sixty (60) feet.

Ground-mounted wind turbines are permitted only in the rear yard. No part of the wind system structure, including guy wire anchors, may be located closer than ten (10) feet to any lot line.

All wind turbines must be equipped with manual (electronic or mechanical) and automatic over speed controls to limit the blade rotation speed to within the design limits of the wind energy system.

Required Parking.

The minimum parking required in the RIV District is fifty (50) percent of the minimum parking required in Schedule A of Section 914.02.A, unless otherwise provided.

The maximum parking limitation is the minimum parking required listed in Schedule A of Section 914.02.A.

Uses requiring parking demand analysis shall provide parking in accordance with Section 914.02.E without modification.

Reduction to required parking minimums may be available by contributing to a mobility improvement trust.

Surface Parking Lot Restriction.

No surface parking shall exceed seventy-five (75) parking spaces on a single Zoning Lot or group of lots under common ownership.

Any surface parking lot located between a building and the riverfront, including across a street, shall have a maximum of fifteen (15) parking spaces.

A contribution shall be made to a mobility improvement trust when established.

No surface parking shall exceed seventy-five (75) parking spaces on a single Zoning Lot or group of lots under common ownership.

Any surface parking lot located between a building and the riverfront, including and the maximum parking limitation across a street, shall have a maximum of fifteen (15) parking spaces.

Site Landscape.

All plant species listed on the Pennsylvania Department of Conservation and Natural Resources (DCNR) Invasive Plants List are prohibited.

Screening buffer landscape is in addition to any other landscape requirements, such as parking lot landscaping.

RIV District screening buffer requirements (See Figure 11):

A screening buffer must be a minimum of ten (10) feet in width.

In addition to the shrub and tree masses, sixty (60) percent of the remaining landscape area must be planted and maintained in live groundcover, perennials, or ornamental grasses.

Fences or walls must be constructed of wood posts and planks, brick, masonry or stone. Chain link, with or without slats, is prohibited.

Fences or walls must be compatible with the architectural style and building materials of the primary structure.