Pittsburgh City Zoning Code
ARTICLE IV
Planning Districts
§ 908.01 General.
[Ord. 16-2002, § 1, eff. 6-4-2002; Ord. 19-2004, § 1A, eff. 11-8-2004; Ord. No. 48-2017, § 3, 12-8-2017]
A.
Purpose. In recognition of the strategic importance of specific areas, pathways and places within the City which possess distinctive characteristics and which have City-wide or regional importance, or have the potential to develop such importance, the Public Realm District regulations are intended to provide a framework to:
1.
Identify significant areas, pathways and places, with unique and distinctive characteristics;
2.
Preserve and enhance qualities that contribute to district identity and to its public nature;
3.
Encourage development that is consistent with and enhances the distinctive characteristics of the district; and
4.
Address the impacts of larger scale development within the districts in the surrounding residential and commercial areas.
B.
Overview of Public Realm District Regulations. Public Realm Districts address land use and development issues that are unique to specific areas of the city. Public Realm Districts and their subdistricts provide a means of modifying otherwise applicable zoning regulations for specific areas of the city that are the subject of special plans or studies. Because Public Realm Districts are meant to carry out area-specific objectives, they shall be designated as either a base zoning district or overlay zoning provisions.
C.
Applicability of Public Realm District Regulations. Public Realm District regulations apply in combination with all other applicable standards and requirements of this Code. When standards of a Public Realm District or smaller subdistrict conflict with other standards of this Code, the regulations of the Public Realm District/subdistrict shall always control. When no Public Realm District standards are specified, all otherwise applicable regulations of this Code shall control.
D.
Establishment of Public Realm Districts.
1.
The City Council may designate Public Realm Districts/subdistricts upon the request of the City Planning Commission in accordance with the provisions of Section 922.05, Zoning Map and Text Amendments.
2.
A Public Realm District shall possess unique qualities and characteristics that distinguish it from other districts within the city and enable it to be considered a city asset.
3.
At the time of establishment of a Public Realm District, the City Council shall, upon recommendation from the City Planning Commission:
(a)
Delineate the boundaries or limits of the district or overlay;
(b)
Identify the distinguishing characteristics of the district or overlay;
(c)
Categorize either the district or the overlay as one of the following three types:
(1)
Public Realm Area. A Public Realm Area shall comprise a contiguous area of land of not less than five (5) acres and shall abut or include a publicly accessible street, walkway, park, river, or right-of-way.
(2)
Public Realm Pathway. A Public Realm Pathway shall comprise a contiguous path or artery (automobile, pedestrian or river route) that is not less than one mile in length. Regulations shall apply to the street yards and building faces of the properties with frontage on the Public Realm Pathway.
(3)
Public Realm Place. A Public Realm Place shall comprise a specific location of natural, historic or cultural significance or city amenity, and the street yards of properties abutting and fronting the Public Realm Place.
(d)
Adopt Public Realm regulations for each Public Realm District or overlay after recommendation by City Planning Commission.
E.
Compliance with Public Realm Regulations. Within any Public Realm District, an application for a permit for new construction, enlargement of existing structure, grading or removal of vegetation shall be approved only in accordance with the Public Realm regulations adopted by the City Council for that Public Realm District.
F.
Public Realm Project Development Plan Review and Approval. In the every Public Realm District, every new use of land, every building demolition, every new, enlarged or reconstructed advertising sign, every new or enlarged parking area, and every structure erected or enlarged, with the exceptions noted in the following sub paragraph, shall, in addition to conforming to any and all regulations pertaining thereto in this Zoning Ordinance, be in accord with a Project Development Plan (PDP) approved by the Commission.
1.
Developments that do not require approval of a Project Development Plan are:
(a)
Structures involving external alterations not in excess of one hundred thousand dollars ($100,000) in the Uptown Public Realm District or fifty thousand dollars ($50,000.00) elsewhere;
(b)
Exterior alterations where those alterations have no visible impact on the proximal public realm; or
(c)
Interior renovations only, except where four (4) or more dwelling units are created.
2.
Plans and documents constituting Project Development Plan shall be prepared in a manner set forth in submissions requirements established by the Zoning Administrator, and shall include but not be limited to, site plans, building elevations with material descriptions, landscaping plans with types of plant materials, lighting and signage plans, and planning studies as defined in Section 922.10 of this Zoning Ordinance.
3.
Development which is subject to Project Development Plan review and approval shall comply with all review criteria specified in Section 922.10 and all applicable standards contained in the plans and policy documents adopted by the Commission which were noted at the time of application for the Project Development Plan.
G.
Procedure. The procedures listed hereunder shall be followed in the review and approval of Project Development Plans.
1.
The applicant shall request a preliminary review of the Public Realm Project Development Plan by filing an application for preliminary review with the Zoning Administrator.
2.
The Zoning Administrator shall prescribe the required form and content of application plans and documents, which may be in schematic or preliminary form and which may include a site plan, building elevations, building and site perspective drawings, information on building size, height, proposed uses, traffic generation characteristics, geotechnical information regarding site stability and potential for new construction, and other plans and information sufficient to illustrate any proposed development and its relation to adjacent buildings, streets and open spaces.
3.
An application for interim review and approval of a Public Realm Project Development Plan shall be filed with the Zoning Administrator when all of the requirements contained in this chapter of the Zoning Ordinance and all applicable requirements contained in other provisions of this Zoning Ordinance have been fulfilled, including the review criteria specified in Section 922.10.E.2. The Zoning Administrator shall prescribe the form and content of plans and documents required for interim review of the Project Development Plan.
4.
The City Planning Commission may, but shall not be required to hold a public hearing on the proposed Public Realm Project Development Plan, unless a public hearing is requested by petition filed with the Commission, prior to action by the Planning Commission, and signed by twenty-five (25) residents, property owners or merchants, or at the discretion of the Planning Director, in which event a public hearing shall be held.
5.
In the event that the City Planning Commission gives interim approval to a Public Realm Project Development Plan, the Commission, where applicable, shall include a description of the specific site improvements, off-site mitigation measures; and development and operating characteristics upon which its approval is conditioned, and these conditions shall be binding upon the applicant and shall be considered to be part of the project development plan.
6.
The Zoning Administrator shall not authorize zoning approval of an application for an occupancy permit for a development subject to the requirements of this section until the Commission has approved the Public Realm Project Development Plan.
7.
If a Project Development Plan within the Public Realm District requires approval of a Conditional Use Application by City Council, such approval shall be in accordance with both the requirements for Conditional Use Applications and with the requirements for Public Realm Project Development Plan, and shall be filed and processed as single application. The City Planning Commission shall take action on the separate motions for the Conditional Use Application and the PDP application.
8.
Following approval of the Public Realm Project Development Plan by the City Planning Commission, Special Exception approval by the Zoning Board of Adjustment and/or Conditional Use approval by City Council, the applicant may file for a Certificate of Occupancy with the Zoning Administrator. The Zoning Administrator shall prescribe the required form of the application, which shall address parking needs and minimize traffic disruptions during construction.
§ 908.02 Grandview Public Realm District.
[Ord. 16-2002, § 1, eff. 6-4-2002; Ord. 15-2004, § 1, eff. 9-21-2004]
A.
General Boundaries. The Grandview Public Realm District is generally bounded by the property lines of properties that front or are directly adjacent to Grandview Avenue for its entire length. The general boundaries of the district extend from Sycamore Street on the east to Republic Street on the west. Specific boundaries of the district are mapped on the City's Zoning District Map.
B.
Objective.
The intent of the Grandview Public Realm District (GPR) is to create a regulatory mechanism in an area where substantial development growth is ongoing in an area of unique public exposure and importance to the City and region. The Grandview Avenue Corridor Urban Design and Development Study,; adopted by the City Planning Commission in 1995, identified the need to create special regulations for the corridor, in order to address the unique development pressures and circumstances of Grandview, where large scale development is often immediately adjacent to smaller scale residential development, and where development projects impact both a regional public environment and a neighborhood.
Specifically, the intent of the Grandview Public Realm District is:
1.
To encourage new development of substantial quality, including commercial development, which shall address both the view and impacts on the regional public character of the site, as well as the neighborhood qualities of the area;
2.
To protect existing residential development and encourage new residential development that is consistent with the character of the community;
3.
To protect and enhance the district's highly visible and well-known landscape resources, which are regionally significant.
C.
General Provisions. The provisions of this section shall apply to the entire Grandview Public Realm District unless otherwise noted hereunder.
1.
Use. Permitted uses shall be those listed in each subdistrict below:
2.
Height. Height limitations shall be those listed in each subdistrict below, in addition to the following:
(a)
Except for subsurface structures exclusively necessary for support of the balance of the structure (such as footers or pylons), no structure or portion of structure on a lot which fronts along Grandview Avenue shall descend more than one level or fifteen (15) feet below the lowest elevation of the Grandview Avenue right-of-way at any point along the lot frontage. On lots that do not abut Grandview Avenue, structure and portions of structures shall not extend more than one level or fifteen (15) feet below the lowest point of the existing elevation of the lot.
3.
Area. Area requirements shall be those listed in each subdistrict below, in addition to the following:
(a)
Front Setback. The minimum front setback shall be:
The range of front yard depths of abutting properties, when both abutting properties contain structures, in accordance with Section 925.06.B; or,
The range of front yard depth of an abutting property, when only one (1) property contains a structure, or fifteen (15) feet; or
Fifteen (15) feet when no abutting properties contain structures.
(b)
Sideyard Setback. The minimum sideyard setback shall be the average of that of abutting properties, but no less than three (3) feet.
(c)
Rear Setback. The minimum rear setback shall be:
Thirty (30) feet; or
On properties on the northerly side of Grandview Avenue, rear yards shall be provided such that no structure is built on property with a slope in excess of thirty (30) percent.
4.
Development Standards. Exterior parking, loading or other servicing areas shall be completely screened from view from adjacent properties through one (1) of the following means or some combination of these:
D.
Grandview Public Realm Subdistricts.
1.
2.
Grandview Subdistrict B/GPR-B.
(a)
Permitted Uses. The following uses shall be permitted by-right in GPR-B subdistrict:
Single-Unit Detached Residential |
Single-Unit Attached Residential |
Two-Unit Residential |
Three-Unit Residential |
Multi-Unit Residential |
Accessory uses in accordance with the Accessory Use regulations of Chapter 913. |
(b)
Height.
(c)
Area.
(1)
Multi-Unit Residential. The minimum lot area per unit for Multi-Unit Residential uses in GPR-B shall be six hundred (600) square feet.
(2)
Single-Unit Attached Residential. The minimum lot area per unit for Single-Unit Attached Residential in GPR-B shall be two thousand five hundred (2,500) square feet.
(3)
Single-Unit Detached and Two- and Three-Unit Residential. The minimum lot area per unit for Single-Unit Detached and Two- and Three-Unit Residential uses in GPR-B shall be three thousand (3,000) square feet.
3.
Grandview Subdistrict C/GPR-C.
(a)
Permitted Uses. The following uses shall be Permitted By-Right within GPR-C subdistrict:
Single-Unit Detached Residential |
Single-Unit Attached Residential |
Two-Unit Residential |
Three-Unit Residential |
Multi-Unit Residential |
Library (Limited) |
Cultural Facility (Limited) |
Accessory Uses in accordance with the Accessory Use regulations of Chapter 913. |
(b)
Uses Permitted By Administrator Exception. The following uses shall be allowed as in accordance with the review procedures of Section 922.04 and the standards listed below:
(1)
Hotel/Motel (Limited and General) uses shall be allowed as Administrator Exceptions in GPR-C provided that:
The proposed use is limited to fifty (50) rooms or suites; and
The proposed use contains no more than one (1) restaurant or eating area with a seating capacity of no more than fifty (50) persons.
(c)
Height.
(d)
Area.
(1)
Multi-Unit Residential. The minimum lot area per unit for Multi-Unit Residential use in GPR-C shall be six hundred (600) square feet.
(2)
Single-Unit Attached Residential. The minimum lot area per unit for Single-Unit Attached Residential uses in GPR-C shall be two thousand five hundred (2,500) square feet.
(3)
Single-Unit Detached and Two- and Three-Unit Residential. The minimum lot area per unit for Single-Unit Detached and Two- and Three-Unit Residential uses in GPR-C shall be three hundred (300) square feet.
4.
Grandview Subdistrict D/GPR-D.
(a)
Permitted Uses. The following uses shall be permitted by-right in GPR-D subdistrict:
(c)
Area.
(1)
Multi-Unit Residential. The minimum lot area per unit for Multi-Unit Residential uses in GPR-D shall be six hundred (600) square feet.
(2)
Single-Unit Attached Residential. The minimum lot area per unit for Single-Unit Attached Residential in GPR-D shall be 2500 square feet.
(3)
Single-Unit Detached and Two- and Three-Unit Residential. The minimum lot area per unit for Single-Unit Detached and Two- and Three-Unit Residential uses in GPR-D shall be three thousand (3,000) square feet.
E.
Special Exceptions. The following Special Exceptions shall be permitted in the Grandview Public Realm District in accordance with the provisions of Section 922.07.
1.
Height. The erection of a building that exceeds forty (40) feet in height shall be permitted in subdistricts GPR-B and GPR-C provided that:
(a)
The zoning lot shall be located on the southerly side of Grandview Avenue;
(b)
The building shall be solely occupied for residential purposes in the GPR-B subdistrict;
(c)
Any portion of the proposed building above forty (40) feet shall be within five hundred (500) feet of an existing building which exceeds forty (40) feet in height as measured along the Grandview Avenue frontage;
(d)
The maximum height of the building shall not be more than one hundred (100) feet;
(e)
The height of the building shall vary in generally the same direction as the natural slope along Grandview Avenue, such that taller portions of the building shall be located at the higher elevations of Grandview and the lower portions of the building shall be located at the lower elevations of Grandview; and
(f)
The Zoning Board of Adjustment shall evaluate a report and recommendation from the Planning Director on the planning and urban design impacts of the proposed building, and on its consistency with the recommendations of any relevant studies and policies adopted by the Commission for the Grandview area.
§ 908.03 Oakland Public Realm District.
[Ord. 16-2002, § 1, eff. 6-4-2002; Ord. No. 1-2023, § 10, 3-1-2023; Ord. No. 13-2024, § 1, eff. 5-14-2024]
A.
General Boundaries. Specific boundaries of the Oakland Public Realm District are mapped on the City's Zoning District Map.
B.
Objective.
Oakland is a place of unusual density and concentrated public activity due to the lively environment of highly mixed uses, monumental and grand civic buildings, and large educational and medical institutions. The intent of the Oakland Public Realm District (OPR) is to provide regulations for the development and growth of Oakland in an effort to preserve the mixed use nature of the community while enhancing the sense of place within Oakland's public areas. The Oakland Improvement Strategy, A Comprehensive Strategy for the Development, Improvement and Zoning of Oakland's Public Corridors, Housing and Commercial Areas, identified the need to create zoning standards reflective of the vast areas of Oakland used and seen by the general public. Four (4) sub-districts have been designed to accentuate the positive attributes of each area, and to protect and enhance the fine qualities of Oakland.
Specifically, the intent of the Oakland Public Realm District is:
To enact and implement new zoning districts to enhance and protect Oakland's special character; |
To protect the character of less intensive uses from impacts of more intensive uses; |
To provide a guide to non-residential and residential development in order to encourage growth that will be both pedestrian friendly and compatible with the existing neighborhood; and |
To encourage mixed use development that allows non-residential and residential uses to co-exist without conflict. |
C.
General Provisions. The provisions of this section shall apply to the entire Oakland Public Realm District unless otherwise noted hereunder.
1.
Use. Permitted uses shall be those listed in each subdistrict below.
2.
Development Standards.
Site Development Standards are listed in each subdistrict below.
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 abutting Residential and H Districts.
The Environmental Performance Standards of Chapter 915 shall impose additional restrictions on site development.
D.
Oakland Public Realm Subdistricts.
1.
Oakland Subdistrict A/OPR-A: Atwood Street District.
(a)
Purpose.
To encourage limited retail and restaurant uses in the ground floors of residential-like structures.
To maintain the existing residential scale and character of the street in order to address potential impacts of commercial development in a residential area.
(b)
Permitted Uses. The following uses shall be permitted by-right in the OPR-A Subdistrict:
Single-unit detached residential |
Single-unit attached residential |
Two-unit residential |
Art or Music Studio |
Medical Office (limited) |
Restaurant, Fast Food (limited) |
Restaurant (limited) |
Retail Sales and Services (limited) |
Accessory uses shall be allowed in accordance with the Accessory Use regulations of Chapter 912. |
(c)
Site Development Standards.
Site Development Standard | OPR-A Regulation |
|---|---|
Minimum Lot Size | None |
Maximum Floor Area Ratio | 3:1 |
Minimum Front Setback | 0 feet |
Minimum Rear Setback | |
When not adjacent to way | 20 feet |
When adjacent to way | 0 feet |
Minimum Interior Sideyard Setback | 0 feet |
Minimum Street Sideyard Setback | 5 feet |
Maximum Lot Coverage | 80% |
Maximum Height | 40 feet |
(d)
Specific Project Development Plan Standards.
No parking shall be permitted in the front yard; interior garages on the front facade are not permitted. Accessory detached garages are permitted only in the rear yard.
New construction shall maintain a sixty-five (65) percent building frontage along the established build-to-line.
The design of any structure used for non-residential purposes that does not occupy a structure originally designed as a residence shall be residential in character. The building design may employ sloped roofs, gables, porches, double-hung windows, and other elements associated with residential structures.
Entrances to first floor uses shall provide a prominent and highly visible street level doorway or entrance on the facade of the building that fronts onto Atwood Street.
2.
Oakland Subdistrict B/OPR-B: Craig Street.
(a)
Purpose.
To encourage retail and restaurant uses in the ground floors of buildings.
To encourage a variety of residential and office-like uses on the upper floors of buildings.
(b)
Permitted Uses. The following uses shall be permitted by-right in the OPR-B Subdistrict:
Two-unit residential |
Three-unit residential |
Multi-unit residential |
Art or Music Studio |
Bank or Financial Institution (limited) |
Bed and Breakfast (limited) |
Community Center (limited) |
Cultural Services (limited) |
Library (limited and general) |
Medical Office (limited and general) |
Office (limited and general) |
Religious Assembly (limited) |
Restaurant, Fast Food (limited) |
Restaurant (limited) |
Retail Sales and Services (limited) |
Accessory uses in accordance with the Accessory Use regulations of Chapter 912. In addition, accessory uses in the uses in the OPR-B Subdistrict shall not exceed twenty-five (25) percent of the gross floor area of the primary use. |
(c)
Site Development Standards.
Site Development Standard | OPR-B Regulation |
|---|---|
Minimum Lot Size | None |
Maximum Floor Area Ratio | 4:1 |
Minimum Front Setback | 0 feet |
Minimum Rear Setback | |
When not adjacent to way | 20 feet |
When adjacent to way | 0 feet |
Minimum Interior Sideyard Setback | 0 feet |
Minimum Street Sideyard Setback | 0 feet |
Maximum Lot Coverage | 90% |
Maximum Height | 60 feet (see Section 908.03.D.2.f for Special Exception for additional height) |
(d)
Specific Project Development Plan Standards.
No accessory surface parking will be permitted without the applicant providing the alternatives considered and the reasons why those alternatives were not determined to be acceptable by the applicant.
New construction shall maintain a sixty-five (65) percent building frontage along the established build-to-line.
The street level facade shall be transparent between the height of three (3) feet and eight (8) feet above the walkway grade for no less than sixty (60) percent of the horizontal length of the building facade.
All Primary Structures shall provide a prominent and highly visible street level doorway or entrance on the facade of the building that fronts onto Craig Street.
(e)
Use Exceptions. Use exceptions are the same as those for the Local Neighborhood Commercial/LNC district as listed in the Use Table in Section 911.02.
(f)
Special Exception for Height in the OPR-B Subdistrict.
Additional height above sixty (60) feet in the Oakland Public Realm Subdistrict B shall be allowed in accordance with the Special Exception procedures of Section 922.07 with the following standards:
The maximum height shall be eighty-five (85) feet; |
The additional height will not create detrimental impacts on nearby properties through consideration of the additional traffic impacts caused by the additional height, the impacts on views from such properties, and the impacts of the bulk of the buildings on such properties. |
3.
Oakland Subdistrict C/OPR-C: Fifth & Forbes District.
(a)
Purpose.
To provide a district where an intensive concentration of mixed uses that accommodate office, retail, housing, institutional, classrooms, and student housing of all types.
To encourage continuous retail business frontage at street or similar pedestrian level, with additional retail, office, classrooms, institutional, and residential uses as the primary uses of upper stories of buildings.
To encourage private development which creates a vibrant and attractive pedestrian environment along the public streets.
(b)
Permitted Uses. The following uses shall be permitted by-right in the OPR-C Subdistrict:
Multi-unit Residential |
Art or Music Studio |
Bank or Financial Institution (limited and general) |
Bed and Breakfast (limited and general) |
Child Care (limited and general) |
Community Center (limited and general) |
Cultural Services (limited and general) |
Grocery Store (limited) |
Hotel/Motel (limited and general) |
Laboratory/Research Services (limited and general) |
Library (limited and general) |
Medical Office (limited and general) |
Office (limited and general) |
Parking Structure (limited and general) |
Religious Assembly (limited and general) |
Restaurant, Fast Food (limited) |
Restaurant (limited and general) |
Retail Sales and Services (limited and general) |
Vocational School (limited) |
Accessory uses in accordance with the Accessory Use regulations of Chapter 912. In addition, accessory uses in the OPR-C Subdistrict shall not exceed twenty-five (25) percent of the gross floor area of the primary use. |
(c)
Site Development Standards.
Site Development Standard | OPR-C Regulation |
|---|---|
Minimum Lot Size | None |
Maximum Floor Area Ratio | 6:1 (see Section 908.03.D.3.g for Special Exception for additional floor area) |
Minimum Front Setback | 0 feet |
Minimum Rear Setback | |
When not adjacent to way | 20 feet |
When adjacent to way | 0 feet |
Minimum Interior Sideyard Setback | 0 feet |
Minimum Street Sideyard Setback | 0 feet |
Maximum Lot Coverage | 90% |
Maximum Height | 85 feet (see Section 908.03.D.3.f for Special Exception for additional height) |
(d)
Specific Project Development Plan Standards.
No accessory surface parking will be permitted without the applicant providing the alternatives considered and the reasons why those alternatives were not determined to be acceptable by the applicant.
New construction shall maintain eighty-five (85) percent building frontage along the established build-to-line.
The street level facade shall be transparent between the height of three (3) feet and eight (8) feet above the walkway grade for less than sixty (60) percent of the horizontal length of the building facade.
Ground-floor retail or commercial space shall be provided along the entire building frontage along Forbes and Fifth Avenues.
All primary structures shall provide a prominent and highly visible street level doorway or entrance on the facades of the building which front onto either Fifth Avenue, Forbes Avenue or cross streets.
Continuous pedestrian sidewalks shall be provided along the main facade of building that front onto Forbes Avenue and Fifth Avenue.
(e)
Use Exceptions. Use exceptions are the same as those for the Urban Neighborhood Commercial/UNC district as listed in the Use Table in Section 911.02.
(f)
Special Exception for Height in the OPR-C Subdistrict.
Additional height above eighty-five (85) feet in the Oakland Public Realm Subdistrict C shall be allowed in accordance with the Special Exception procedures of Section 922.07 with the following standards:
The building shall have frontage along Fifth Avenue; |
The maximum height shall be one hundred twenty (120) feet, measured from Fifth Avenue; |
The additional height will not create detrimental impacts on nearby residential properties through consideration of the additional traffic impacts caused by the additional height, the impacts on views from such residential properties, and the impacts of the bulk of the buildings on such residential properties. |
(g)
Special Exception for FAR in the OPR-C Subdistrict. Additional FAR allowance in the Oakland Public Realm Subdistrict C shall be allowed in accordance with the Special Exception procedures of Section 922.07 with the following standards:
The maximum FAR for structures that contain residential dwelling units shall be 7.5, provided that the total amount of residential floor area equals or exceeds twice the amount of bonus floor area; |
The additional density will not create detrimental impacts through consideration of the additional traffic impacts caused by the additional density and the impacts of the bulk of the buildings on such residential properties. |
4.
Oakland Subdistrict D/OPR-D: Boulevard of the Allies.
(a)
Purpose.
To encourage the redevelopment of the Boulevard of the Allies as a grand boulevard and an entrance to Oakland and Schenley Park as well as an attractive connection to Downtown.
To create consistency in scale, size and design of buildings on the Boulevard of the Allies in order to reflect the desire to create an urban boulevard.
To address the need for an alternative and safe pedestrian environment which promotes strong connections between neighborhoods on both sides of the street.
(b)
Permitted Uses. The following uses shall be permitted by-right in the OPR-D Subdistrict:
Single-unit attached residential |
Two-unit residential |
Three-unit residential |
Multi-unit residential |
Housing for the Elderly (limited) |
Animal Care (limited) |
Art or Music Studio |
Bank or Financial Institution (limited and general) |
Bed and Breakfast (limited and general) |
Child Care (limited and general) |
Community Center (limited and general) |
Cultural Services (limited and general) |
Grocery Store (limited and general) |
Hotel/motel (limited and general) |
Laboratory/Research Services (limited and general) |
Library (limited and general) |
Medical Office (limited and general) |
Nursery (limited) |
Office (limited and general) |
Parking Structure (limited and general) |
Parks and Recreation, Indoor (limited) |
Parks and Recreation, Outdoor (limited) |
Religious Assembly (limited and general) |
Restaurant, Fast Food (limited) |
Restaurant (limited and general) |
Retail Sales and Services (limited and general) |
Safety Service |
Vocational School (limited) |
Accessory uses in accordance with the Accessory Use regulations of Chapter 912. In addition, accessory uses in the OPR-D Subdistrict shall not exceed twenty-five (25) percent of the gross floor area of the primary use. |
(c)
Site Development Standards.
Site Development Standard | OPR-D Regulation |
|---|---|
Minimum Lot Size | None |
Maximum Floor Area Ratio | |
When not located within 1,500 ft. of a Major Transit Facility | 4:1 |
When located within 1,500 ft. of a Major Transit Facility | 5:1 |
Maximum Lot Coverage | 80% |
Minimum Front Setback | 20 feet |
Minimum Rear Setback | |
When not adjacent to way | 20 feet |
When adjacent to way | 0 feet |
Minimum Sideyard Setback | 0 feet |
Maximum Height | 60 feet (see Section 908.03.D.4.f for Special Exception for additional height) |
(d)
Specific Project Development Plan Standards.
Any parking area adjacent to the Boulevard of the Allies must be adequately screened from view with decorative fencing or landscaping.
New construction shall maintain a fifty (50) percent building frontage along the established build-to-line.
Varied building designs that avoid long, flat facades are required, and continuous linear strip developments are prohibited.
Each principal building on a site shall have a clearly defined, highly visible entrance. Main entrances to buildings should be emphasized using larger doors and framing devices such as deep overhangs, recesses, peaked roof forms, an arches. This entrance shall face the Boulevard of the Allies.
Sidewalks at least six (6) feet in width shall be provided along the Boulevard of the Allies, and at least one (1) continuous pedestrian walkway must be provided from the street to the principal building entrance.
Street trees are required along the entire site frontage along the Boulevard of the Allies according to standards outlined in Section 918: Landscaping & Screening Standards. Additional landscaping shall be in the required twenty-foot front setback with the purpose to screen buildings and parking areas; such landscaping shall be considered in the Project Development Plan review process. Use of earthen berms, low walls, ornamental fences and other such screening types should be considered as components of the landscaping plan in the frontyard setback.
(e)
Use Exceptions. Use exceptions are the same as those for the Urban Neighborhood Commercial/UNC district as listed in the Use Table in Section 911.02.
(f)
Special Exception for Height in the OPR-D Subdistrict.
Additional height above sixty (60) feet in the Oakland Public Realm Subdistrict D shall be allowed in accordance with the Special Exception procedures of Section 922.07 with the following standards:
The maximum height shall be eighty-five (85) feet; |
The additional height will not create detrimental impacts on nearby properties through consideration of the additional traffic impacts caused by the additional height, the impacts on views from such properties, and the impacts of the bulk of the buildings on such properties. |
§ 908.04 Uptown Public Realm District.
[Ord. No. 16-2002, eff. 6-4-2002; Ord. No. 48-2017, § 4, 12-8-2017; Ord. No. 34-2021, § 1, eff. 10-11-2021; Ord. No. 13-2024, § 2, eff. 5-14-2024]
A.
Definitions.
1. AFFORDABLE HOUSING
shall mean housing with a gross cost, including utilities, that does not exceed thirty (30) percent of the occupant's income.
2. GREEN INFRASTRUCTURE
shall mean systems and practices that use or mimic natural processes to infiltrate, evapotranspire, or reuse stormwater on the site where it is generated.
3. REGULATED ACTIVITIES
shall include land operations, earth disturbances, or any activities that involve the alteration or development of land in a manner that may affect stormwater runoff.
B.
Objective.
The Uptown Public Realm District (UPR) or "district" was created to provide regulations for the development and growth of Uptown as Pittsburgh's first EcoInnovation District. A special emphasis is placed on sustainability and economic development in the district. The regulations preserve the mixed-use nature of the community and encourage investment to increase the residential population and commercial activity.
Specifically, the intent of the Uptown Public Realm District is:
To implement the development vision of the Uptown / West Oakland EcoInnovation District Plan; |
To allow denser development which better utilizes limited lands and supports a complete and healthy urban community; |
To encourage innovative new buildings that are highly energy efficient, produce energy on-site or connect to efficient district energy systems, and/or capture and treat rainwater on-site using green infrastructure; |
To provide Affordable Housing in the district; and |
To encourage sustainable development through adaptive reuse of existing buildings to maintain the district's built heritage. |
C.
General Provisions. The provisions of this section shall apply to the entire Uptown Public Realm District unless otherwise noted.
1.
Use. Permitted uses shall be those listed in each subdistrict below.
2.
Development Standards.
a.
All Project Development Plans within the district shall be subject to Design Review.
b.
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.
c.
No surface parking, accessory or primary, shall be constructed with frontage on Fifth Avenue, Forbes Avenue, or Boulevard of the Allies. Surface parking in all other locations will only be permitted if the applicant provides the alternatives considered and demonstrates why those alternatives were not feasible.
d.
Landscaping and screening standards (Chapter 918) shall apply to all Project Development Plans within the district. The exemption provisions of Section 918.01.B.2 shall not apply in the Uptown Public Realm District, and off-street parking areas shall be subject to all screening and landscaping standards of Chapter 918.
e.
Structured parking must be designed to allow for conversion to other uses or the applicant must provide analysis that clearly demonstrates this requirement cannot be met including engineering diagrams and/or other schematics.
f.
No building wall adjacent to a street shall contain a non-articulated condition greater than fifty (50) linear feet in length. Building wall articulation shall be achieved through changes in the facade depth no smaller than six (6) inches.
g.
Street level facades fronting on Fifth Avenue and Forbes Avenue or primary building frontages on any other street shall be transparent between the height of three (3) feet and eight (8) feet above the walkway grade for no less than sixty (60) percent of the horizontal length of the building facade.
h.
Active uses shall be provided along the ground floor of the building frontage along Fifth Avenue and Forbes Avenue or primary building frontages on any other street. Active uses include residential, retail, office, lobbies, and bike facilities.
i.
All primary structures shall provide a prominent and highly visible street level doorway or entrance on the facades of the building that front onto Fifth Avenue or Forbes Avenue.
j.
Continuous pedestrian sidewalks at least ten (10) feet wide shall be provided along the facades of the building that front onto streets 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.
k.
All new buildings with a gross floor area greater than ten thousand (10,000) square feet or building additions with a gross floor area greater than five thousand (5,000) square feet shall undergo a green building advisory consultation coordinated by the City of Pittsburgh.
3.
Bonus Goals and Points. 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 908.04.C.4. Points are not transferrable to other development projects.
a.
On-site energy consumption - New construction: Section 915.07.D.1.a—1.c.; points as listed.
c.
On-site energy generation: Section 915.07.D.3.a—3.c.; points as listed.
d.
Affordable housing: Section 915.07.D.4.a—4.c.; points modified as follows: Subsection 4.c is four points; Subsection 4.d is six points.
e.
Rainwater: Section 915.07.D.5; points as listed.
f.
Building Reuse: Section 915.07.D.5; points as listed.
4.
Bonus Height.
New buildings and renovations in this district can exceed the maximum heights permitted without bonuses in each subdistrict by using the Performance Points System. Each point equates to fifteen (15) feet of additional building height. Maximum heights with bonuses are regulated for each subdistrict.
Bonus height earned through the Performance Points System may not be applied in addition to any other height or FAR bonus or exception. These bonuses may not be applied in addition to any additional height or FAR variances or special exceptions granted by the Zoning Board of Adjustment.
5.
Off-Street Parking. Off-street parking spaces shall be provided in accordance with the minimum and maximum standards below. Where application of the standard results in a fraction of a space, the number of spaces allowed shall be calculated by rounding the number of spaces allowed down to the nearest full space when the fraction is less than 0.5 spaces and rounding up to the next full space when the fraction is equal to or greater than 0.5 spaces. The parking schedule in this section shall not apply to the Bicycle Parking Requirement of Section 914.05.D.
Use Type | Minimum Off-Street Automobile Spaces Required | Maximum Off-Street Automobile Spaces Allowed |
|---|---|---|
Residential Uses | Exempted in accordance with Section 914.04. - Off-Street Parking Exemption/Reduction Areas | 0.9 per unit |
Commercial Uses Includes all permitted non-residential uses other than Manufacturing and Assembly, Welding or Machine Shop | 1 per 1,000 s.f. | |
Industrial Uses Includes Manufacturing and Assembly, Welding or Machine Shop | Parking Demand Analysis Required, see Section 914.02.B |
D.
Uptown Public Realm Subdistricts.
1.
Uptown Subdistrict A/UPR-A: Mixed-Use Urban Core.
a.
Purpose.
To encourage mixed-use buildings with office, retail and restaurant uses in the ground floors of residential- and office-like structures;
To increase the scale and density of the subdistrict to allow for more employment and housing; and
To encourage adaptive reuse of existing buildings and/or the incorporation of existing buildings into new development projects.
b.
Uses.
Uses are the same as those found in Chapter 903 for the GT, Golden Triangle District, except where modified below.
Permitted By Right: |
Housing for the Elderly (Limited) |
Housing for the Elderly (General) |
Outdoor Retail Sales and Service [Non-Accessory Use] |
Not permitted: |
Adult Entertainment |
Correctional Facility (Limited) |
Correctional Facility (General) |
Excavation/Grading/Fill, Major |
Firearms Business Establishment |
Gaming Enterprise |
Special Exceptions: |
Funeral Home |
Incinerator, Solid Waste |
Laundry Service |
Manufacturing and Assembly (Limited) |
Manufacturing and Assembly (General) |
Parking, Structured (General) |
Recycling Processing Center |
Welding or Machine Shop |
Administrator Exception: |
New and Unlisted Uses |
In accordance with Section 922.08, the Zoning Administrator shall consider New and Unlisted Uses consistent with the Uptown/West Oakland EcoInnovation District Plan, as adopted by Planning Commission. |
Accessory uses shall be allowed in accordance with the Accessory Use regulations of Chapter 912. |
c.
Conditions of approval for Special Exceptions.
Parking, Structured (General) uses shall not be permitted unless at least three (3) of the following site features are included:
On-site renewable energy generation; |
Combined heat and power with battery storage; |
Connection to district energy system; |
Connection to smart/micro-energy grid; |
Secured bike storage; |
Bike share station; |
Electric vehicle charging for 10% of spaces; |
Green infrastructure that mitigates stormwater runoff from the right-of-way and is in accordance with all requirements of Title 13: Stormwater Management, as applicable; |
Air or other environmental quality monitors; |
Neighborhood scale recycling collection station; and |
Neighborhood scale compost station. |
d.
Site Development Standards.
Site Development Standard | UPR-A Regulation |
|---|---|
Minimum Lot Size | None |
Minimum Height | 30 feet |
Maximum Height without Bonus | 60 feet |
Maximum Height with Bonus | 180 feet |
Minimum Interior Sideyard Setbacks | 0 feet |
Minimum Front and Exterior Sideyard Setbacks | |
First 50 feet from ground level | 0 feet |
51—90 feet from ground level | 10 feet |
91—120 feet from ground level | 15 feet |
121—180 feet from ground level | 25 feet |
Heights are measured from grade on primary frontage. | |
Minimum Rear Setback | |
When not adjacent to way, Tustin Street or Watson Street | 20 feet |
When adjacent to way, Tustin Street or Watson Street | 0 feet |
e.
Specific Project Development Plan Standards.
(1)
All new construction and/or enlargements shall maintain an eighty-five (85) percent building frontage along the established build-to line on the primary frontage except where determined by the minimum front and side setbacks for the subdistrict.
(2)
All new buildings greater than ten thousand (10,000) square feet or building additions greater than five thousand (5,000) square feet shall join the Pittsburgh 2030 District.
2.
Uptown Subdistrict B/UPR-B: Residential Core.
a.
Purpose.
To encourage a diverse range of residential use types;
To encourage appropriately scaled infill development; and
To encourage creative/industrial and live/work uses.
b.
Uses. Uses are the same as those found in Chapter 903 for the LNC, Local Neighborhood Commercial District, except where modified below.
Permitted By Right: |
Housing for the Elderly (Limited) |
Housing for the Elderly (General) |
Grocery Store (General) |
Laboratory/Research Services (General) |
Office (General) |
Recycling Collection Station |
Restaurant (General) |
Retail Sales and Services (General) |
Not permitted: |
Controlled Substance Dispensation Facility |
Excavation/Grading/Fill, Major |
Hotel/Motel (General) |
Service Station Vehicle/Equipment Sales (Limited) |
Special Exceptions: |
Agriculture (General) |
Agriculture (Limited) with Beekeeping |
Agriculture (Limited) |
Hotel/Motel (Limited) |
Manufacturing and Assembly (Limited) |
Manufacturing and Assembly (General) |
Nursery, Retail (Limited) |
Nursery, Retail (General) |
Parking, Structured (General) |
Incinerator, Solid Waste |
Recycling Processing Center |
Warehouse (Limited) |
Welding or Machine Shop |
Administrator Exception: |
New and Unlisted Uses |
In accordance with Section 922.08, the Zoning Administrator shall consider New and Unlisted Uses consistent with the Uptown/West Oakland EcoInnovation District Plan, as adopted by Planning Commission. |
Accessory uses shall be allowed in accordance with the Accessory Use regulations of Chapter 912. |
c.
Conditions of Approval for Special Exceptions.
Parking, Structured (General) uses shall not be permitted unless at least three (3) of the following site features are included:
On-site renewable energy generation; |
Combined heat and power with battery storage; |
Connection to district energy system; |
Connection to smart/micro-energy grid; |
Secured bike storage; |
Bike share station; |
Electric vehicle charging for 10% of spaces; |
Green infrastructure that mitigates stormwater runoff from the right-of-way and is in accordance with all requirements of Title 13: Stormwater Management, as applicable; |
Air or other environmental quality monitors; |
Neighborhood scale recycling collection station; and |
Neighborhood scale compost station. |
d.
Site Development Standards.
Site Development Standard | UPR-B Regulation |
|---|---|
Minimum Lot Size | None |
Minimum Height | 20 feet |
Maximum Height without Bonus | 40 feet |
Maximum Height with Bonus | 70 feet |
Minimum Interior Sideyard Setbacks | 0 feet |
Minimum Front and Exterior Sideyard Setbacks | |
First 40 feet from ground level | 0 feet |
41-70 feet from ground level | 10 feet |
Heights are measured from grade on primary frontage. | |
Minimum Rear Setback | |
When not adjacent to way, Tustin Street or Watson Street | 20 feet |
When adjacent to way, Tustin Street or Watson Street | 0 feet |
§ 909.01 SP, Specially Planned District.
[Ord. 21-2002, § 28, eff. 6-18-2002; Ord. 44-2003, eff. 12-31-2003; Ord. 11-2004, §§ 1A, 1B, eff. 7-6-2004; Ord. 42-2005, §§ 6—10, eff. 12-30-2005; Ord. 1-2006, § 2, eff. 4-5-2006; Ord. No. 13-2006, § 1, eff. 10-10-2006; Ord. No. 12-2008, § 1B, eff. 8-19-2008; Ord. No. 23-2012, § 1.B., eff. 12-12-2012; Ord. No. 28-2012, §§ 1.B., C., eff. 12-27-2012; Ord. No. 28-2013, § 1.B., eff. 10-23-2013; Ord. No. 1-2015, § 1.B—E., eff. 2-10-2015; Ord. No. 12-2015, § 1, 3-26-2015; Ord. No. 25-2017, § 2A, eff. 5-8-2017; Ord. No. 31-2018, § 7, eff. 8-6-2018; Ord. No. 68-2021, eff. 12-30-2021; Ord. No. 13-2024, §§ 4—7, eff. 5-14-2024; Ord. No. 19-2025, eff. 7-22-2025]
A.
Purpose. The SP, Specially Planned District regulations are intended to provide a framework for alternative forms of development for very large sites. Applicable regulations and procedures are intended to create efficient, functional and attractive urban areas that incorporate high levels of amenities and that meet public objectives for protection and preservation of the natural environment. The regulations are intended to permit a substantial amount of flexibility in site planning because of the large size of the site and because of its relative isolation from any neighborhood context. SP District provisions are intended to apply only to developments that have citywide impacts.
B.
Special Definitions. The following special definitions shall apply throughout the SP district regulations of this section and the Planned Development review and approval procedures of Section 922.11.
1. LAND DEVELOPMENT PLAN
means a proposal for a development of a Specially Planned District with detailed provisions outlined according to the procedures and standards established in this chapter of the Zoning Code.
2. PRELIMINARY LAND DEVELOPMENT PLAN
means a document in support of a proposal for approval of a development and for the rezoning of a site into a Specially Planned District classification with a unique name attached thereto, submitted to the Planning Commission, in order to demonstrate that a superior development plan shall be followed within the overall bounds of the zoning text. The preliminary land development plan shall contain all that information required by the Zoning Administrator to support the application.
3. FINAL LAND DEVELOPMENT PLAN
means a document submitted to the Planning Commission in support of a proposal for final approval for a Specially Planned District, which shall establish the detailed standards for the development based upon the final results of planning studies which may be required by the Planning Commission. The final land development plan, when approved by the Planning Commission, governs all development within the Specially Planned District. The final land development plan shall contain all that information required by the Zoning Administrator to support the application.
4. PLANNING STUDIES(a) (b) (c) (d) (e) (f) (g)
means those investigative reports required by the Planning Commission for a Specially Planned District which determine the impact of the proposed development on the City. Planning studies may be required on a wide range of topics, including but not limited to:
Socio-economic impact on the City and region;
Traffic and parking impact and future potential for increasing capacity;
Utility capacity, possible points of access and future potential for increasing capacity;
Geotechnical and ecological analysis;
Analysis of structures or sites of historic, archaeological, architectural, recreational, scenic or environmental significance, and the potential for retention and reuse;
Analysis of views to and from the site, and the possible need for views through the site; and
Analysis of visual impact on surrounding area.
The planning studies shall comply with any data requirements established by the Zoning Administrator. The applicant may utilize studies made by others, and may undertake or contract for any additional studies necessary or useful in the preparation of the land development plan. |
5. SPECIAL FEATURES
means those elements of the site plan which the Planning Commission may require because of the unique importance of the site in question and the ability of such elements in conveying or maintaining that importance. Special features may include but are not limited to the use of architectural themes, the retention of a particular structure, or the placement of an important structural or landscaping element in a particular location.
6. BUILD-TO LINE
means a line in a final land development plan for a Specially Planned District with which an exterior wall of a structure is required to coincide in a manner described for that particular Specially Planned District.
7. DEVELOPMENT SUBDISTRICTS
means areas of a minimum of three (3) acres.
8. DEVELOPMENT STAGING
means the process of constructing a development according to a provision within the final land development plan approved by the Planning Commission, which provision details the temporal sequence of construction of development in a Specially Planned District.
9. IMPLEMENTATION PROGRAM(a) (b) (c) (d) (e)
means a provision of the land development plan which details specific actions to be undertaken in stated sequence by the applicant, by specified governmental entities or by others in order to achieve objectives, policies and standards applicable to Specially Planned Districts and shall cover a period of time to be specified in the land development plan, which shall not be more than ten (10) years, but the program may indicate the general nature of future actions to be taken after that period. The implementation program shall include:
An estimate of the amounts, types, characteristics and general locations of land to be acquired or reserved, and the transportation, utility and community facilities to be required, provided or aided, by the applicant, by the local government or other governmental agencies in order to carry out the implementation program;
An estimate of the number of persons and land uses to be displaced by the implementation program, the environmental, social and economic consequences of the displacement, and any relocation programs to be undertaken by the applicant or by governmental agencies;
A statement of the assumptions regarding future private and public development upon which the implementation program is based;
An estimate of the cost of carrying out the implementation program and a statement of sources of the private or public funds actually or potentially available; and
An estimate of the overall environmental, social and economic consequences of the implementation program including the impact on population distribution, employment, economic and environmental conditions and an evaluation, to the extent feasible, of the consequences of alternative implementation programs.
10. LAND DEVELOPMENT REPORT(a) (b) (c)
means a written document submitted to the Planning Commission which outlines the progress of the development of the Specially Planned District. The land development report shall contain, but shall not be limited to information regarding the following:
The extent to which the implementation program has accomplished its objectives;
The extent to which there have been significant changes in the assumptions upon which the land development plan was based; and
Possible changes in the objectives, policies and standards of the land development plan.
C.
Applicable Standards. The approval of an improvement subdivision site plan and the enactment of an SP District as an amendment to the Zoning Code shall require compliance with all applicable regulations of this Code and with the standards and regulations contained in the Subdivision Regulations and Standards pursuant to the Act of May 13, 1927, (PL. 1101) as amended, adopted by the Planning Commission.
1.
The SP District regulations of this section establish standards governing development intensity, building height; setbacks, open space; off-street parking; off-street loading and other basic site criteria that shall apply within SP Districts.
2.
The Subdivision Regulations and Standards adopted by the Planning Commission shall govern the spatial arrangement of uses and structures on the site and all other elements of site design and improvement, including the design and improvement of pedestrian and vehicular circulation and parking; the location and improvement of open spaces for light, air, recreation and other purposes; provisions for utilities, facilities and services; and the relationship of the SP District to adjacent areas.
3.
The Environmental Performance Standards of Chapter 915 shall apply within SP District. It shall be the responsibility of the Planning Commission to determine, through application of standards contained in the adopted subdivision regulations, that the environmental characteristics and physical capacity of an SP District site and of land adjacent to the site are suitable for the character and intensity of development proposed. When necessary to protect the natural environment, to prevent hazardous development or otherwise to protect the public welfare, the Planning Commission may require a lower intensity of development or more restricted development on all or portions of a site than otherwise required by the provisions of this Code.
4.
The Sign Regulations of Chapter 919 and the Parking, Loading and Access Regulations of Chapter 914 shall apply within an SP District unless the Planning Commission determines that the nature or impact of the proposed development warrants more restrictive standards. The Planning Commission may require compliance with more restrictive standards than specified in this Zoning Code, when determined necessary to protect the natural environment, adjacent properties or the public welfare.
5.
The Sign Regulations of Chapter 919 shall apply within an SP District unless study and analysis is undertaken to propose specific standards for an individual SP District. When not undertaken as part of a Preliminary Land Development Plan, these regulations may be approved under Section 922.11.C. Applicable regulations and procedures created shall complement efficient, functional and attractive urban areas that incorporate high levels of amenities and that meet public objectives for protection and preservation of the natural environment while defining the character of the Specially Planned District in a way that is consistent with these objectives. The regulations may permit substantial flexibility in the use of electronic and non-electronic non-advertising signage because of the large size of the site and because of its relative isolation from any neighborhood context.
D.
General Provisions. The provisions in this section apply to all SP subdistricts, unless otherwise stated.
1.
Criteria for Establishment of an SP District.
(a)
Land Area. An SP District shall comprise a contiguous area of land of not less than fifteen (15) acres, except as separated by public streets, public ways, rivers or railroad tracks; shall comprise a reasonable unit for planned development; shall not be less than fifteen (15) acres, the calculation of which shall exclude land with slopes greater than twenty-five (25) percent and areas of water with a designated harbor line.
(b)
Unified Control. One hundred (100) percent of the land in an SP District shall be controlled by the applicant for the SP District at the time of application through ownership or sales options. A final land development plan shall not be approved and rezoning of an SP District shall not become effective until proof of ownership of the land or proof of control of the land through sales agreement has been submitted by the applicant.
(c)
Compliance with Plans, Policies and Other Regulations.
An SP District shall be in a location suitable for the proposed development, as evidenced by compliance with plans and policy documents adopted from time to time by the Planning Commission and by demonstrated compatibility of the proposed development with development in adjacent areas.
Suitability for the SP District, in compatibility with plans and policy documents adopted from time to time by the Planning Commission and compatibility with development in adjacent areas, may be demonstrated and achieved by requirements the Planning Commission may impose through the Improvement Subdivision Regulations and Standards, including, but not limited to, impact mitigation measures, impact fees, performance bonds, management plans and public access requirements.
(d)
Adequate Public Facilities. An SP District without current, sufficient infrastructure may be designated provided the final land development plan includes an implementation program and provided development is not allowed until such appropriate infrastructure is available through either public or private improvements, in accord with the Improvement Subdivision Regulations and Standards.
2.
Use Regulations. Uses allowed within SP Districts shall be established for each district, according to the provisions of Section 909.01.E.
3.
Site Development Standards.
(a)
Floor Area Ratio. The maximum permitted floor area ratio within any SP District shall be set in the text in each individual SP District, except that floor area ratio shall not be required if the zoning text includes height and other building and location controls, which may include, but are not limited to, minimum and maximum heights, minimum and maximum building setbacks, and build-to line requirements.
(b)
Light Access. Buildings shall be designed to allow light access through windows of existing buildings.
(c)
Urban Open Space At least ten (10) percent of the land area within any SP District shall be improved as Urban Open Space in accordance with the following standards:
(1)
Components. The particular functions and kinds of Urban Open Space to be provided at a development site shall be based upon consideration of existing and projected pedestrian volumes and circulation patterns; the location, size and character of existing Urban Open Space in the vicinity of the development site; existing and proposed land use patterns; relation to public transportation; and objectives contained in the adopted plan and policy documents pertaining to the GT District.
(2)
Development Standards.
(i)
Urban Open Space designed to facilitate pedestrian circulation or relieve pedestrian congestion shall be at the same level as abutting public sidewalks and shall provide a clear path or area for movement. There shall be no vehicle entrance or exit points within the Urban Open Space which would impede movement or endanger pedestrians, other than access which may be required for emergency vehicles. The Urban Open Space shall be paved in accordance with City standards for sidewalk finishes. Street trees and landscape elements shall be located so as not to impede pedestrian movement and shall comply with all City street-related improvements in the downtown area. An Urban Open Space designed to facilitate pedestrian movement or to relieve congestion shall be accessible to the handicapped throughout its entire area and shall be open without restriction to the general public at all reasonable times.
(ii)
Urban Open Space designed to provide passive recreation Space or informal activity areas shall abut and be accessible from a public sidewalk or from an established Urban Open Space designed to facilitate pedestrian circulation or relieve pedestrian congestion. A majority of the Urban Open Space shall be visible from such abutting Space. Access to the Urban Open Space shall not be interrupted by vehicle entrances or exits. A plaza or park may be located above or below the level of the abutting sidewalk or open space provided it is accessible to the handicapped. A plaza or park shall contain seating, permanent landscaping and lighting for night time illumination. A park or plaza may contain tables and facilities for food service, but a majority of the Space shall be available for general public use without charge or purchase of any services which may be offered. A park or plaza shall be sited and oriented to maximize the access of sun light and air to the Urban Open Space. The Urban Open Space shall be open without restriction to the general public at least during business hours normal to the area in which it is located and during periods of heavy pedestrian movement in the area.
(iii)
When a development site is adjacent to a bus stop or transit station, the required Urban Open Space shall be designed to provide access to it and the waiting areas for transit riders.
(iv)
Every Urban Open Space provided under the requirements of this Code shall be located and developed to relate harmoniously with development on adjacent sites and to contribute to the attractiveness and efficient functioning of the overall environment of the district.
(3)
Maintenance. A legally binding agreement, in a form acceptable to the City, shall be executed for each Urban Open Space provided and approved under the requirements of this Code. This agreement shall include provision for the permanent maintenance of the Urban Open Space by its owner.
(d)
Useable Open Space. Useable open space shall be provided for residential uses within an SP District in accordance with the Land Use Intensity Rating System of the Subdivision Regulations and Standards except where the zoning text provides for minimum and maximum height requirements and for aggregated urban open space.
E.
Establishment of SP Districts. The following SP Districts are hereby established:
F.
SP-1 Pittsburgh Technology Center. The provisions of this section apply to all land within the SP-1 district, which is generally bounded by: Second Avenue on the north; the Monongahela River on the south; the Birmingham Bridge on the west; and beyond the Monongahela Connecting Bridge on the east.
1.
Use Regulations. In the SP-1 District, land and structures may be used, and structures may be erected, altered or enlarged for only the uses listed in this section:
(a)
Laboratory/Research Services, including, but not limited to, advanced methodologies and processes in biotechnology, modern biological technology, computer hardware and software, and artificial intelligence and accessory and support facilities related to these uses;
(b)
Manufacturing and Assembly associated with the uses listed in Section 909.01.F.-1(a), with the following standards:
(i)
the design of these items results from the research and development activities of the research institutions and companies located on the site;
(ii)
the assembly and manufacturing uses are such that no explosive materials or processes are involved; and
(iii)
the uses produce no smoke, odor, vibration, noise, heat, dust, glaring light or other hazard or noxious or objectionable attribute is noticeable from outside any building;
(c)
Office uses associated with the onsite financing, management and administration of any of the uses listed in Section 909.01.F.1(a);
(d)
Office uses involved with or related to biotechnology, biologic research, computer software, or other uses as determined by the Planning Commission;
(e)
Parking Structures, provided the use supports development in the SP-1 district;
(f)
Hotel/Motel (limited and general);
(g)
Restaurant, provided that the use is located in a larger building or is on an adjacent parcel to a parking structure;
(h)
Retail sales and services, provided that the use is located in a larger building or is on an adjacent parcel to a parking structure;
(i)
Multi-Unit Residential; and
(j)
Accessory uses and structures, when clearly incidental to the uses listed in Sections 909.01.F.1(a) through 909.01.F.1(c) and located within the buildable area of the district, including:
2.
Site Development Standards. The following site development standards shall apply in the SP-1 district.
(a)
Minimum Height. The minimum height of the majority of any building footprint or the majority of the combined building footprints of two (2) adjacent buildings and parking structures shall be three (3) stories or forty-five (45) feet.
(b)
Maximum Height. The maximum height of any building or structure within the SP-1 district shall be ninety (90) feet.
(c)
Height Exceptions. Subject to the requirements prescribed hereunder, the following exceptions to the height regulations in Section 909.01.F.2 are authorized by the Planning Commission according to the following:
(1)
Any structure above ninety (90) feet shall be placed in a location specifically identified for such structures in the Preliminary Land Development Plan and shall be designed to be a landmark structure which specifically responds to its location on the site; and
(2)
No building shall exceed one hundred eighty (180) feet.
(d)
Floor Area Ratio. The maximum floor area ratio for the entire SP-1 district, not including accessory uses, shall be 3.
(e)
Urban Open Space. At least ten (10) percent of the entire SP-1 district shall be provided and maintained as Urban Open Space.
(f)
Traffic and Parking Demand Analysis. Traffic and Parking Demand Analyses shall be required in a format specified by the Zoning Administrator for all development in the SP-1 district. The Zoning Administrator shall review the submitted analyses, including all sources of data, to establish appropriate traffic and parking mitigation measures. The costs for constructing and implementing all required mitigation measures shall be the responsibility of the Applicant.
G.
(Reserved)
H.
(Reserved)
I.
SP-4 Station Square. The provisions of this section apply to all land within the SP-4 District, which is generally bounded by the most easterly property line of Block and Lot 4-D-45, Carson Street on the south, a line approximately one thousand nine hundred (1,900) feet west of the Fort Pitt Bridge on the west, and the Monongahela River on the north.
1.
SP-4(I), Park/Landing Subdistrict. The SP-4(I) subdistrict is generally bounded by the Fort Pitt Bridge, the Monongahela River, Commerce Drive, and West Carson Street.
(a)
Use Regulations. Within the SP-4(I) subdistrict, land and structures may be used, and structures may be erected, altered, demolished or enlarged for only the following uses:
(1)
Multiple-unit dwellings;
(2)
Restaurants, including those with entertainment;
(3)
Office;
(4)
Institutional, limited to museum, exhibition, and library;
(5)
Hotels;
(6)
Theaters;
(7)
Major parking area or major parking garage;
(8)
Child day care center;
(9)
Retail uses within buildings where such services are not the principal use, and only when located within a structure housing a permitted principal use;
(10)
Transportation right-of-way, roadway and trackage, including shelter and comfort stations incident to the use thereof;
(11)
Accessory uses that are clearly incidental to permitted principal uses, and only when located within a structure housing a permitted principal use;
(12)
Signs larger than twenty (20) square feet that are visible from the river or from across the river shall be neon and positioned so as to maximize reflection in the river;
(13)
Gaming enterprise.
2.
SP-4(II), Pointview. The SP-4(II) subdistrict is generally bounded by the western boundary of the SP-4 District, the Monongahela River, the Fort Pitt Bridge, and West Carson Street.
(a)
Use Regulations. Within the SP-4(II) subdistrict land may be used and structures may be erected, altered, demolished or enlarged for only the following uses:
(1)
Multiple-unit dwellings;
(2)
Restaurants, including those with entertainment;
(3)
Office, when located within a structure existing on the date of this subsection, or in a new structure if limited to a structure not in excess of fifty thousand (50,000) gross square feet or sixty (60) feet in height;
(4)
Hotel, when located within a structure existing on the date of this subsection;
(5)
Institutional, limited to museum, exhibition, and library;
(6)
Child day care center;
(7)
Retail uses within buildings where such services are not the principal use, and only when located within a structure housing a permitted principal use;
(8)
Transportation right-of-way, roadway and trackage, including shelter and comfort stations incident to the use thereof;
(9)
Accessory uses that are clearly incidental to permitted principal uses, and only when located within a structure housing a permitted principal use; and
(10)
Signs larger than twenty (20) square feet that are visible from the river or from across the river shall be neon and positioned so as to maximize reflection in the river.
3.
SP-4(III), Historic Subdistrict. The SP-4(III) subdistrict is generally bounded by the Monongahela River, Smithfield Street, and West Carson Street.
(a)
Use Regulations. Within the SP-4(III) subdistrict, land and structures may be used, and structures may be erected, altered, and enlarged for only the following uses:
(1)
Multiple-unit dwellings;
(2)
Restaurants, including those with entertainment;
(3)
Office;
(4)
Institutional, limited to museum, exhibition, and library;
(5)
Hotels;
(6)
Retail sales, including personal service;
(7)
Theaters;
(8)
Child day care center;
(9)
Accessory uses that are clearly incidental to permitted principal uses, and only when located within a structure housing a permitted principal use;
(10)
Signs larger than twenty (20) square feet visible from the river or from across the river shall be neon and positioned so as to maximize reflection in the river; and
(11)
Gaming enterprise.
(b)
Maximum Height. The maximum height of structures hereafter erected or enlarged or used in the SP-4 (III) subdistrict shall not exceed one hundred twenty-five (125) feet (not to exceed ten (10) stories). Height for Residential and Hotel/Motel uses shall not exceed one hundred seventy-five (175) feet and twenty (20) stories. Additional height for Residential and Hotel/Motel uses may be allowed by the Planning Commission provided that the height of such use or uses shall not exceed two hundred seventy-five (275) feet and twenty-five (25) stories and that the building is oriented perpendicularly to the Monongahela and Ohio Rivers.
4.
SP-4(IV), East Station Square Subdistrict. The SP-4(IV) East Station Square subdistrict is generally bounded by Smithfield Street, E. Carson Street, the easterly line of Block and Lot 4-D-45 and the Monongahela River.
(a)
Use Regulations. Within the SP-4(IV) subdistrict, land and structures may be used, and structures may be erected, altered, demolished or enlarged for only the following uses:
(1)
Multi-unit residential;
(2)
Retail Sales and Services (General) or (Limited);
(3)
Restaurant (General) or (Limited);
(4)
Office (General) or (Limited);
(5)
Cultural Service or Library (General) or (Limited);
(6)
Hotel/Motel (General) or (Limited);
(7)
Recreation and Entertainment, Indoor (General) or (Limited);
(8)
Parking, including Parking, Commercial (General) and Parking Structure (General);
(9)
Grocery Store (General) or (Limited);
(10)
Parks and Recreation (Limited); and
(11)
Public Assembly (General) or (Limited).
(b)
Compliance with Preliminary Land Development Plan. Development regulations within the Preliminary Land Development Plan, as amended, are incorporated herein and compliance with such requirements shall be a prerequisite of approval of a Final Land Development Plan.
(c)
Maximum Height. The maximum height of structures hereafter erected or enlarged or used in the SP-4(IV) subdistrict shall be as shown on the Preliminary Land Development Plan, as amended.
(d)
Minimum Height. All buildings in the SP-4(IV) subdistrict shall be greater than thirty-five (35) feet in height.
(e)
Building Setbacks. All buildings within the SP-4(IV) subdistrict shall comply with the setback requirements of the Preliminary Land Development Plan, as amended.
(f)
Build-to Lines. Build-to lines for the SP-4(IV) subdistrict shall be as shown on the Preliminary Land Development Plan, as amended.
(1)
Buildings whose primary use is multiple family dwellings shall have a minimum of forty-five (45) percent of the building located at the build-to line, with an additional thirty-five (35) percent of the building located within thirty (30) feet of the build-to line; building facades within thirty (30) feet of the build-to line shall be delineated at the build-to line by a street wall (e.g., landscape treatment, decorative fencing, seat walls, shade structure, etc.) having a minimum height of thirty-six (36) inches.
(2)
Buildings whose primary use is as a hotel shall have a minimum of fifty (50) percent of the building located at the build-to line.
(3)
All other buildings shall have a minimum of sixty (60) percent of the building located at the build-to line, with an additional twenty (20) percent of the building located within fifteen (15) feet of the build-to line.
(4)
Openings in buildings for garage and service entrances shall be included in determining compliance with the foregoing requirements.
(g)
Other Development Standards. All development to be approved in the SP-4(IV) subdistrict shall comply with the following standards:
(1)
Buildings shall be arranged within blocks but in no event shall the maximum length of any block exceed seven hundred (700) lineal feet. If blocks are longer than five hundred (500) lineal feet, the Planning Commission may require a public pedestrian walkway through the block that is open during normal business hours.
(2)
Loading, trash collection, and similar facilities shall be incorporated into the overall design of a building so that the visual and acoustic impacts of these functions are either substantially contained within the building or otherwise screened so as to be out of the direct street-level view from adjacent properties and public streets. Loading and unloading areas shall be situated so as to not conflict with pedestrian movement.
(3)
Parking structures or those portions of buildings within the SP-4(IV) subdistrict used exclusively for parking purposes shall comply with Sections 914.09.G.1, 914.09.G.3 and 914.09.G.4 of the Code, but need not comply with Section 914.09.G.2 of the Code.
(4)
No building wall visible from a street or publically accessible pedestrian easement shall contain a non-articulated condition greater than seventy (70) lineal feet in length. Building wall articulation shall be achieved through vertical steps no smaller than six (6) inches in width, building entrances, lobbies, doors, windows or similar features.
(h)
Off-Street Parking. Minimum off-street parking shall be determined by a parking demand analysis pursuant to Section 914.04.
(i)
Other Parking Standards. The Preliminary Land Development Plan for the SP-4(IV) subdistrict shall limit the area for Commercial Parking to that portion of the district lying to the east of the light rail public transit bridge as identified on the Preliminary Land Development Plan; provided, however, that commercial parking and accessory surface parking may continue as an allowed use within all of the SP-4(IV) subdistrict until completion of construction of all buildings shown on the conceptual master plan component of the Preliminary Land Development Plan. Shared parking between buildings shall be permitted and access between buildings and parking structures by way of upper story elevation bridges is allowed.
(j)
Signage. All business signs and identification signs permitted in the GT and DR zoning districts pursuant to Section 919.03.M.7 and Section 919.03.M.8 shall be permitted in the SP-4(IV) subdistrict, except that only ground signs no higher than ten (10) feet in height and no greater than eighty (80) square feet in area (single face) are permitted within fifty (50) feet of the northern boundary of the SP-4(IV) subdistrict Lot and Block Number 4-D-60 at the time of this ordinance adoption, and no wall-mounted signs are allowed within fifty (50) feet of the northern boundary of Lot and Block Number 4-D-60 at the time of this ordinance adoption.
5.
Regulations Applicable Throughout the SP-4 District. The following regulations shall apply throughout the SP-4 district:
(a)
Height. That portion of the facade of any structure above one hundred (100) feet in height shall be no greater than one hundred twenty (120) feet in width when viewed directly opposite the structure from the river, perpendicular to the shore.
(b)
Signs. Signs and sign structures shall be subject to Sign Guidelines adopted by the Planning Commission as a component of the Preliminary Land Development Plan.
(c)
Floor Area Ratio. The maximum floor area ratio for the entire SP-4 District shall be four (4).
(d)
Traffic Analysis. Traffic and Parking Demand Analyses shall be required for all new development in a format specified by the Zoning Administrator. The Zoning Administrator shall review the submitted analyses, including all sources of data, to establish appropriate traffic and parking mitigation measures. The costs for constructing and implementing all required mitigation measures shall be the responsibility of the Applicant.
(e)
Urban Open Space. At least ten (10) percent of the entire SP-4 district shall be provided and maintained as Urban Open Space.
(f)
Useable Open Space. For residential uses, Useable Open Space shall be provided in accordance with Land Use Intensity Rating System of the Subdivision Regulations and Standards.
(g)
Height Exceptions. The following exceptions to the height regulations established for the SP-4 district and its subdistricts shall be permitted:
Exceptions in height which are authorized by the Zoning Administrator, according to the following:
(1)
Erection above the height limit of certain portions of structures according to the following standards:
Structures with a gross floor plate not in excess of twenty thousand (20,000) square feet: one hundred fifty (150) feet; one hundred seventy (170) feet if a residential building.
Structures with a gross floor plate not in excess of fifteen thousand (15,000) square feet: One hundred eighty (180) feet; two hundred (200) feet if a residential building.
(2)
No more than two (2) structures within the SP-4(I) subdistrict shall be in excess of one hundred fifty (150) feet in height.
(3)
No more than one (1) structure within the SP-4(II) subdistrict shall be in excess of one hundred fifty (150) feet in height.
J.
SP-5 South Side Works.
1.
Development Subdistricts. The following special provisions apply to all of the following development subdistricts, according to the definitions found in Section 909.01.B, and except as noted. The South Side Works SP-5 District is generally bounded by East Carson Street on the south, South Twenty-fifth Street on the west, and the Monongahela River on the north.
(a)
Development Subdistrict A.
(1)
Use. In Subdistrict A, bounded by East Carson Street, South Twenty-fifth Street, the Monongahela River, and the center line of South Twenty-eighth Street projected toward the Monogahela River structures may be erected, altered, demolished or enlarged for only the uses listed in this section.
(i)
Single-Unit Attached Residential;
(ii)
Multi-Unit Residential;
(iii)
Restaurant, including those with entertainment;
(iv)
Office;
(v)
Library and Cultural Service uses including museum, gallery and similar exhibition uses;
(vi)
Religious Assembly;
(vii)
Community Center;
(viii)
Hotel/Motel;
(ix)
Recreation and Entertainment uses, involving indoor and outdoor auditoriums, including cinemas, theaters, and the like;
(x)
Parking, General and Parking Structure, General;
(xi)
Childcare;
(xii)
Retail Sales and Services, subject to the same requirements for such uses found in Chapter 911, Use Regulations, for the UNC District;
(xiii)
Transportation right-of-way, roadway and trackage, including shelter and comfort stations incident to the use thereof;
(xiv)
Parks and Open Space and outdoor recreational uses;
(xv)
Accessory uses clearly incident to the uses listed in items above; and
(xvi)
Signs, as prescribed in Section 919.03.M.5.
(b)
Development Subdistrict B.
(1)
Use. In Subdistrict B, bounded by East Carson Street, the center line of South Twenty-eighth Street projected toward the Monogahela River, and the Monogahela River, as identified on the South Side Works Preliminary Land Development Plan approved by the Planning Commission on January 28, 1997, land may be used and structures may be erected, altered, demolished or enlarged for only the uses listed in this section.
(i)
Single-unit Attached Residential;
(ii)
Multi-Unit Residential;
(iii)
Restaurants, including those with entertainment;
(iv)
Office;
(v)
Library and Cultural Service uses, including museum, gallery and similar exhibition uses;
(vi)
Hotels;
(vii)
Religious Assembly;
(viii)
Community Center;
(ix)
Recreation and Entertainment uses involving indoor and outdoor auditoriums, including cinemas, theaters, and the like;
(x)
Manufacturing and Assembly and Warehouse (Limited) uses, subject to the same requirements for such uses found in Chapter 911, Use Regulations, for the NDI District;
(xi)
Parking, General and Parking Structure, General;
(xii)
Childcare;
(xiii)
Retail Sales and Service uses which are intended to provide personal services to occupants within buildings where such services are not the primary use, and only when located within structure in which the primary use is any of the uses listed above;
(xiv)
Transportation right-of-way, roadway and trackage, including shelter and comfort stations incident to the use thereof;
(xv)
Park and Open space and outdoor recreational uses;
(xvi)
Accessory uses clearly incident to the uses listed in items above; and
(xvii)
Signs, as prescribed in Section 919.03.M.5.
(c)
Development Subdistrict C.
(1)
Use. In Subdistrict C, bounded by East Carson Street, the Monongahela River, and the eastern terminus of the SP-5 District, as identified on the South Side Works Preliminary Land Development Plan approved by the Planning Commission on January 28, 1997, land may be used and structures may be erected, altered, demolished or enlarged for only the uses listed in this section.
(i)
Single-Unit Attached Residential;
(ii)
Multi-Unit Residential;
(iii)
Restaurants, including those with entertainment;
(iv)
Office;
(v)
Library and Cultural Service uses, including museum, gallery and similar exhibition uses;
(vi)
Religious Assembly;
(vii)
Community Center;
(viii)
Hotel/Motel;
(ix)
Recreation and Entertainment uses involving indoor and outdoor auditoriums, including cinemas, theaters, and the like;
(x)
Manufacturing and Assembly and Warehouse (Limited) uses, subject to the same requirements for such uses found in Chapter 911, Use Regulations, for the NDI District;
(xi)
Parking, General and Parking Structure, General;
(xii)
Childcare;
(xiii)
Retail Sales and Service uses which are intended to provide personal services to occupants within buildings where such services are not the primary use, and only when located within structure in which the primary use is any of the uses listed above;
(xiv)
Transportation right-of-way, roadway and trackage, including shelter and comfort stations incident to the use thereof;
(xv)
Parks and Open space and outdoor recreational uses;
(xvi)
Accessory uses clearly incident to the uses listed in items above; and
(xvii)
Signs, as prescribed in Section 919.03.M.5.
2.
Regulations applicable to the entire SP-5 District.
(a)
Height. For uses listed in Section 909.01.J.1(a), (b) and (c) above, the height of all structures hereafter erected or enlarged shall not exceed seventy-five (75) feet, subject to the Height Exceptions of Section 909.01.J.2(b).
(b)
Height Exceptions. Exceptions to the Height regulations of Section 909.01.J.1(a) are authorized by the Zoning Administrator, according to the following:
(i)
Two (2) structures may exceed seventy-five (75) feet and shall not exceed one hundred ten (110) feet, for any uses permitted in Sections 909.01.J.1(a), (b) and (c), and immediately adjacent to Hot Metal Street.
(ii)
Three (3) structures may exceed one hundred ten (110) feet and shall not exceed one hundred sixty-five (165) feet, for any uses permitted in Section 909.01.J.1(a), (b) and (c), and within the area bounded by the Monongahela River, Hot Metal Street, South Water Street, and 26th Street.
(iii)
No more than five (5) structures exceeding seventy-five (75) feet shall be located within the SP-5 District.
K.
SP-6 Pittsburgh Palisades Park.
1.
Development Subdistricts. The following special provisions apply to all of the following development subdistricts, according to the definitions found in Section 909.01.B, and except as noted. The Pittsburgh Palisades Park SP-6 District is generally bound by East Carson Street and railroad tracks on the north, Becks Run Road on the west, Glass Run Road on the east, and Baldwin Borough on the south.
(a)
Development Subdistrict A - Race Track. In Subdistrict A - Race Track, as identified on the City of Pittsburgh Zoning Map, land may be used and structures may be erected, altered, demolished or enlarged for only the uses listed in this section.
(1)
The following uses shall be permitted by right:
Single-Unit Detached Residential; |
Single-Unit Attached Residential; |
Two-Unit Residential; |
Three-Unit Residential; |
Multi-Unit Residential; |
Housing for the Elderly (Limited and General); |
Multi-Suite Residential (Limited and General); |
Agricultural Use; |
Amusement Arcade; |
Animal Care (Limited and General); |
Art or Music Studio; |
Public Assembly (Limited and General); |
Bank or Financial Institution (Limited and General); |
Bed and Breakfast (Limited and General); |
Games of Chance; |
Child Care (Limited and General); |
Community Center (Limited and General); |
Cultural Service (Limited and General); |
Educational Classroom Space (Limited and General); |
Gaming Enterprise; |
Grocery Store (Limited); |
Horse Racing Track; |
Horse Racing Track means a place of Public Assembly where spectators gather to watch horses race and uses typically found in conjunction with a Horse Racing Track including but not limited to grandstands, wagering facilities, restaurants, concession areas, gift shops, private clubs, paddock and offices. Ancillary uses to a Horse Racing Track shall include but not be limited to offices, veterinary facilities, stables, maintenance buildings, lodging, recreation and dining facilities for employees, educational facilities, storage areas and disposal facilities; |
Hotel/Motel (Limited and General); |
Laundry Services; |
Library (Limited and General); |
Medical Office/Clinic (Limited); |
Office (Limited); |
Parking, Commercial (Limited and Limited); |
Parking Structure (Limited and General); |
Parks and Recreation (Limited and General); |
Recreation and Entertainment, Indoor (Limited and General); |
Recreation and Entertainment, Outdoor (Limited and General); |
Religious Assembly (Limited and General); |
Restaurant, Fast-Food (Limited); |
Restaurant (Limited and General); |
Retail Sales and Services (Limited); |
Safety Service; |
School, Elementary or Secondary (Limited and General); |
Transit Facility; |
Utility (Limited and General); |
Racino; |
Racino means a facility offering games of chance operated in conjunction with a licensed Horse Racing Track; |
Excavation/Grading/Fill, Major. |
(2)
The following uses shall be authorized as Special Exceptions in accordance with the procedures of Section 922.07:
(i)
Grocery Store (General);
This use is authorized subject to the following standards:
A traffic study in a form approved by the Zoning Administrator shall be submitted with the application and shall address parking and traffic impacts of the proposed development. The traffic study shall be consistent with the PLDP Traffic Study and shall demonstrate that the traffic associated with such use can reasonably be accommodated on the site and by the ingress and egress to the site proposed in the PLDP Traffic Study. |
All loading areas shall be separated from parking areas and screened from view from streets and adjoining properties. |
Not more than one (1) Grocery Store shall be permitted in Subdistrict A - Race Track. |
(ii)
Laboratory/Research (Limited and General);
This use is authorized subject to the following standards:
A traffic study in a form approved by the Zoning Administrator shall be submitted with the application and shall address parking and traffic impacts of the proposed development. The traffic study shall be consistent with the PLDP Traffic Study and shall demonstrate that the traffic associated with such use can reasonably be accommodated on the site and by the ingress and egress to the site proposed in the PLDP Traffic Study. |
(iii)
Manufacturing and Assembly (Limited);
This use is authorized subject to the following standards:
All operations shall be conducted within a completely enclosed building; |
All loading facilities shall be adequately screened from view from all streets and adjacent properties; |
The applicant shall demonstrate that the proposed operations do not create nuisances such as visual blight, noise, odors, vibration, dust or debris. |
(iv)
Office (General);
This use is authorized subject to the following standards:
A traffic study in a form approved by the Zoning Administrator shall be submitted with the application and shall address parking and traffic impacts of the proposed development. The traffic study shall be consistent with the PLDP Traffic Study and shall demonstrate that the traffic associated with such use can reasonably be accommodated on the site and by the ingress and egress to the site proposed in the PLDP Traffic Study. |
No building shall be more than two hundred thousand (200,000) square feet. |
(v)
Retail Sales and Services (General).
This use is authorized subject to the following standards:
In the event that a racetrack is located in Subdistrict A - Race Track, this use shall not be permitted. |
A traffic study in a form approved by the Zoning Administrator shall be submitted with the application and shall address parking and traffic impacts of the proposed development. The traffic study shall be consistent with the PLDP Traffic Study and shall demonstrate that the traffic associated with such use can reasonably be accommodated on the site and by the ingress and egress to the site proposed in the PLDP Traffic Study. |
Loading areas shall be separate from parking lots. |
In the event that no racetrack is located in Subdistrict A - Race Track, no more than three (3) Retail Sales And Services (General) uses in excess of thirty-five thousand (35,000) square feet but less than one hundred twenty-five thousand (125,000) square feet shall be permitted in Subdistrict A - Race Track; |
(b)
Development Subdistrict B - Town Center. In Subdistrict B - Town Center, as identified on the City of Pittsburgh Zoning Map, land may be used and structures may be erected, altered, demolished or enlarged for only the uses listed in this section.
(1)
The following uses shall be permitted by right:
Single-Unit Detached Residential; |
Single-Unit Attached Residential; |
Two-Unit Residential; |
Three-Unit residential; |
Multi-Unit Residential; |
Housing for the Elderly (Limited and General); |
Multi-Suite Residential (Limited and General); |
Art or Music Studio; |
Bank or Financial Institution (Limited and General); |
Bed and Breakfast (Limited and General); |
Child Care (Limited and General); |
Community Center (Limited and General); |
Cultural Service (Limited and General); |
Excavation/Grading/Fill, Major; |
Grocery Store (Limited); |
Library (Limited and General); |
Medical Office/Clinic (Limited); |
Office (Limited); |
Parking, Commercial (Limited); |
Parks and Recreation (Limited and General); |
Recreation and Entertainment, Indoor (Limited and General); |
Recreation and Entertainment, Outdoor (Limited and General); |
Religious Assembly (Limited and General); |
Restaurant (Limited); |
Retail Sales and Services (Limited); |
Safety Service; |
School, Elementary or Secondary (Limited and General); |
Transit Facility; |
Utility (Limited and General); |
(2)
The following uses shall be authorized as Special Exceptions in accordance with the procedures of Section 922.07:
(i)
Public Assembly (Limited);
This use is authorized subject to the following standards:
A traffic study in a form approved by the Zoning Administrator shall be submitted with the application and shall address parking and traffic impacts of the proposed development. The traffic study shall be consistent with the PLDP Traffic Study and shall demonstrate that the traffic associated with such use can reasonably be accommodated on the site and by the ingress and egress to the site proposed in the PLDP Traffic Study. |
Not more than two (2) Public Assembly Facilities shall be permitted within SP-6, Pittsburgh Palisades Park. |
(ii)
Grocery Store (General);
This use is authorized subject to the following standards:
A traffic study in a form approved by the Zoning Administrator shall be submitted with the application and shall address parking and traffic impacts of the proposed development. The traffic study shall be consistent with the PLDP Traffic Study and shall demonstrate that the traffic associated with such use can reasonably be accommodated on the site and by the ingress and egress to the site proposed in the PLDP Traffic Study. |
All loading areas shall be separated from parking areas and screened from view from streets and adjoining properties. |
Not more than one (1) Grocery Store shall be permitted in Subdistrict B - Town Center. |
(iii)
Hotel/Motel (Limited and General);
This use is authorized subject to the following standards:
A traffic study in a form approved by the Zoning Administrator shall be submitted with the application and shall address parking and traffic impacts of the proposed development. The traffic study shall be consistent with the PLDP Traffic Study and shall demonstrate that the traffic associated with such use can reasonably be accommodated on the site and by the ingress and egress to the site proposed in the PLDP Traffic Study. |
There shall be no more than two hundred (200) rooms in the Hotel/Motel; |
There shall be no more than one (1) Hotel/Motel in Subdistrict B - Town Center. |
(iv)
Laboratory/Research Services (Limited and General);
This use is authorized subject to the following standards:
(A)
A traffic study in a form approved by the Zoning Administrator shall be submitted with the application and shall address parking and traffic impacts of the proposed development. The traffic study shall be consistent with the PLDP Traffic Study and shall demonstrate that the traffic associated with such use can reasonably be accommodated on the site and by the ingress and egress to the site proposed in the PLDP Traffic Study.
(v)
Manufacturing and Assembly (Limited);
This use is authorized subject to the following standards:
All operations shall be conducted within a completely enclosed building; |
All loading facilities shall be adequately screened from view from all streets and adjacent properties; |
The applicant shall demonstrate that the proposed operations do not create nuisances such as noise, odors, vibration, dust or debris. |
(vi)
Medical Office/Clinic (General);
This use is authorized subject to the following standards:
A traffic study in a form approved by the Zoning Administrator shall be submitted with the application and shall address parking and traffic impacts of the proposed development. The traffic study shall be consistent with the PLDP Traffic Study and shall demonstrate that the traffic associated with such use can reasonably be accommodated on the site and by the ingress and egress to the site proposed in the PLDP Traffic Study. |
No building shall be more than two hundred thousand (200,000) square feet. |
(vii)
Office (General);
This use is authorized subject to the following standards:
A traffic study in a form approved by the Zoning Administrator shall be submitted with the application and shall address parking and traffic impacts of the proposed development. The traffic study shall be consistent with the PLDP Traffic Study and shall demonstrate that the traffic associated with such use can reasonably be accommodated on the site and by the ingress and egress to the site proposed in the PLDP Traffic Study. |
No building shall be more than two hundred thousand (200,000) square feet. |
(viii)
Parking, Commercial (General);
This use is authorized subject to the following standards:
The use shall be located to minimize disruption to pedestrian movements; |
Curb cuts shall be located a minimum of sixty (60) feet from an intersection and other curb cuts. |
(ix)
Parking Structure (Limited and General);
This use is authorized subject to the following standards:
The use shall be located to minimize disruption to pedestrian movements; |
Curb cuts shall be located a minimum of sixty (60) feet from an intersection and other curb cuts. |
(x)
Restaurant, Fast-Food (Limited);
This use is authorized subject to the following standards:
A traffic study in a form approved by the Zoning Administrator shall be submitted with the application and shall address parking and traffic impacts of the proposed development. The traffic study shall be consistent with the PLDP Traffic Study and shall demonstrate that the traffic associated with such use can reasonably be accommodated on the site and by the ingress and egress to the site proposed in the PLDP Traffic Study. |
Sufficient trash receptacles shall be provided within and outside of the primary structures to accommodate waste from the facility. |
The entrances, parking, and circulation patterns of the facility shall be located and designed so as to minimize the disruption of pedestrian patterns in the district. |
(xi)
Restaurant (General);
This use is authorized subject to the following standards:
A traffic study in a form approved by the Zoning Administrator shall be submitted with the application and shall address parking and traffic impacts of the proposed development. The traffic study shall be consistent with the PLDP Traffic Study and shall demonstrate that the traffic associated with such use can reasonably be accommodated on the site and by the ingress and egress to the site proposed in the PLDP Traffic Study. |
Parking facilities and access shall be designed and located to clearly meet the demand of the facility in a way which does not interfere with parking spaces required for surrounding residential uses. |
(xii)
Retail Sales and Services (General);
This use is authorized subject to the following standards:
A traffic study in a form approved by the Zoning Administrator shall be submitted with the application and shall address parking and traffic impacts of the proposed development. The traffic study shall be consistent with the PLDP Traffic Study and shall demonstrate that the traffic associated with such use can reasonably be accommodated on the site and by the ingress and egress to the site proposed in the PLDP Traffic Study; |
Loading areas shall be separate form parking lots; |
No more than three (3) Retail Sales and Services (General) uses in excess of thirty-five thousand (35,000) square feet building footprint but less than seventy-five thousand (75,000) square feet building footprint shall be permitted in Subdistrict B - Town Center and no more than one (1) Retail Sales and Services (General) use in excess of seventy-five thousand (75,000) but less than one hundred twenty-five thousand (125,000) square feet shall be permitted in Subdistrict B - Town Center and no Retail Sales and Services (General) in excess of one hundred twenty-five thousand (125,000) square feet shall be permitted. |
(xiii)
Service Station.
This use is authorized subject to the following standards:
Gasoline pumps shall be setback at least twenty (20) feet from any right-of-way. All stands, racks and other features shall be setback at least thirty-five (35) feet from any right-of-way; |
Curb cuts shall be located at least sixty (60) feet form the tangent points of the curb radius at any street intersection; |
Service stations may have a sign on each pump identifying the pumps in addition to business signs; |
A maximum of two (2) curb cuts shall be provided, and shall be a minimum of sixty (60) feet apart; |
Not more than one (1) Service Station shall be permitted in Subdistrict B - Town Center. |
(c)
Development Subdistrict C - Residential. In Subdistrict C - Residential, as identified on the City of Pittsburgh Zoning Map, land may be used and structures may be erected, altered, demolished or enlarged for only the uses listed in this section.
(1)
The following uses shall be permitted by right:
Single-Unit Detached Residential; |
Single-Unit Attached Residential; |
Two-Unit Residential; |
Three-Unit Residential; |
Multi-Unit Residential; |
Housing for the Elderly (Limited and General); |
Multi-Suite Residential (Limited and General); |
Bed and Breakfast (Limited and General); |
Child Care (Limited); |
Community Center (Limited and General); |
Grocery Store (Limited); |
Excavation/Grading/Fill, Major; |
Library (Limited and General); |
Parks and Recreation (Limited); |
Recreation and Entertainment, Outdoor (Limited and General); |
Religious Assembly (Limited and General); |
Restaurant (Limited); |
Retail Sales and Services, Residential Convenience; |
Safety Service; |
School, Elementary or Secondary (Limited and General); |
Utility (Limited). |
2.
Regulations Applicable to the SP-6 District.
(b)
Area.
Maximum Floor Area Ratio for Development Subdistrict (A) - Race Track, but not including parking structures: 2.5:1.
Maximum Floor Area Ratio for Development Subdistrict (B) - Town Center, but not including parking structures: 3:1.
Maximum Floor Area Ratio for Development Subdistrict (C) - Residential, but not including parking structures: 2:1.
Urban Open Space. Not less than ten (10) percent of the entire SP-6 District shall be provided and maintained as Urban Open Space, which space shall include recreational athletic fields and a perimeter trail system. In the event that a race track is located anywhere in the SP-6/Palisades Park district, not less than twenty (20) percent of the entire SP-6 district shall be provided and maintained as Urban Open Space.
L.
Establishment of SP-7 District. SP-7, Oakland Planned Unit Development District, is hereby established.
M.
SP-7, Oakland Planned Unit Development District. Because Oakland is uniquely dense and intensively developed, the provisions of this section may apply only to properties in or directly adjacent to or formerly being an OPD District.
1.
Applicable Standards SP-7. The approval of an improvement subdivision site plan and the enactment of an SP-7 District as an amendment to the Zoning Code shall require compliance with all applicable regulations of this section and with the standards and regulations contained in the Improvement Subdivision Regulations and Standards adopted by the Planning Commission.
(a)
The SP-7 District regulations of this section establish standards governing allowed uses; development intensity, building height; setbacks, open space; off-street parking; off-street loading and other basic site criteria that shall apply within SP-7 Districts.
(b)
The Subdivision Regulations and Standards adopted by the Planning Commission shall govern the spatial arrangement of uses and structures on the site and all other elements of site design, density, and improvement, including the design and improvement of pedestrian and vehicular circulation and parking; the location, amount, and improvement of open spaces for light, air, recreation and other purposes; provisions for utilities, facilities and services, master signage plans; and the relationship of the SP-7 Districts to adjacent areas. In regard to matters set forth above, the definitions in the Subdivision Regulations and Standards shall control where the same differ from Chapter 926.
(c)
The Environmental Performance Standards of Chapter 915 shall apply within SP-7 Districts. It shall be the responsibility of the Planning Commission to determine, through application of standards contained in the adopted subdivision regulations, that the environmental characteristics and physical capacity of an SP-7 District site and of land adjacent to the site are suitable for the character and intensity of development proposed. When necessary to protect the natural environment, to prevent hazardous development or otherwise to protect the public welfare, the Planning Commission may require a lower intensity of development or more restricted development on all or portions of a site than otherwise required by the provisions of this Code.
(d)
The Sign Regulations of Chapter 919 and the Parking, Loading and Access regulations of Chapter 914 shall apply within an SP-7 District unless the Planning Commission (i) determines that the nature or impact of the proposed development warrants more restrictive standards or (ii) in areas that were formerly zoned OPD-B, approves a master signage plan in accordance with the Subdivision Regulations and Standards. The Planning Commission may require compliance with more restrictive standards than specified in this Zoning Code, when determined necessary to protect the natural environment, adjacent properties or the public welfare.
2.
General Provisions. The provisions in this section apply to all SP-7 Districts unless otherwise stated.
a.
Criteria for Establishment of SP-7 District.
(i)
Single or Multiple Building Sites. An SP-7 district may be applied to sites containing one (1) or more buildings.
(ii)
Land Area. An SP-7 district shall comprise a contiguous area of land, except as separated by public streets or ways, and shall comprise a reasonable unit for planned development. The site shall not surround or abut land which is not a part of the SP-7 district in a manner which would reduce the ability of such excluded land to be used in conformity with the provisions of the Zoning Code applicable to such excluded land.
(iii)
Unified Control. The site shall either be in single or unified ownership at the time of application; or the site may be subject to a sales agreement, but rezoning shall not become effective until proof of unified ownership or control sufficient to carry out the approved development plan shall have been submitted to and approved by the Zoning Administrator.
(iv)
Compliance with Plans, Policies and Other Regulations. An SP-7 district shall be in a location suitable for the proposed development, as evidenced by compliance with plans and policy documents adopted from time to time by the Planning Commission, and by demonstrated compatibility of the proposed development with development in adjacent areas.
3.
Site Development Standards.
(a)
Area Calculations. In any SP-7, the base intensity of development shall be calculated based upon the standards set forth in the Subdivision Regulation and Standards.
(b)
Intensity. The maximum intensity of development in a planned unit development shall be based upon its location in relation to abutting zoning districts except where the district abuts or was formerly part of a zoning district that utilizes floor area ratio for intensity control. The maximum floor area ratio for an SP-7 shall not exceed six (6).
(c)
Bonus Density. In any SP-7, the base intensity of residential development may be increased by a percentage based on the provision of certain amenities or the meeting of certain conditions that are listed below. The cumulative maximum percentage increase shall not exceed thirty (30) percent of the base intensity otherwise permitted. The actual percentage increase allowed for each amenity or condition is contained in the Subdivision Regulations and Standards.
(1)
Additional urban open space, beyond that required, to be used as public playground or park, and which is free and open to the public with no obstructions or restrictions on use.
(2)
A public overlook which is free and open to the public, with no obstructions or restrictions on use.
(3)
Facilities as more fully set forth in the Subdivision Regulations and Standards which are designed and developed as part of the total development project, to reduce the use of private automobiles and lessen traffic congestion and which are operated and maintained by the developer for the life of the development.
(4)
Restoration of previously damaged environmentally sensitive lands, provided such damage has not been caused by the applicant.
(5)
Restoration with continued use or restoration and reuse of existing structures on the subject property or on properties that are abutting the district separated only by a street or way which have been designated or have been determined to be eligible to be designated as local historic structures by the City's Historic Review Commission; or existing structures on the subject property which have been determined to be contributing structures within a designated local historic district or a district which has been determined to be eligible to be designated as a local historic district by the City's Historic Review Commission.
(6)
Design of new construction which is similar in form, scale and materials to existing structures on the subject property or to structures which immediately abut the subject property when the new structures are visible from such existing structures.
(7)
Street level retail commercial square footage shall not be included in Floor Area for any purpose where the primary access for the customers is from a public sidewalk abutting a public street.
(8)
A Leadership in Energy and Environmental Design ("LEED") rating. The FAR bonus shall be determined by the LEED ratings as follows:
Certified | 5% |
Silver | 10% |
Gold | 15% |
Platinum | 25% |
The Improvement Subdivision Regulations and Standards shall establish the process for seeking the FAR bonus; provided, however, once a structure is constructed utilizing such bonus, no permanent certificate of occupancy and use shall be issued by the Bureau of Building Inspection until a LEED award is issued at the sought after level or the required payment has been made to the LEED Building Trust Fund in accordance with the requirements of Section 922.14.
(d)
Height. The height of structures within an SP-7 shall be determined based upon the floor area ratio. The Planning Commission shall, when approving the master development plan, take into account the neighboring structures and uses and shall impose such limits as will adequately protect the light and air of such uses.
4.
Uses. In the SP-7 district, permitted uses shall be those listed in this section that are in accordance with an approved unit development plan and recorded improvement subdivision site plan. The uses listed in this section may be contained in a single structure, separate structures or combined in multi-use structures subject to approval by the Planning Commission.
(a)
Dwellings, including single-unit (attached and detached); two-unit, three-unit and multi-unit structures.
(b)
The activities and structures listed in this subsection shall be permitted in locations approved by the Planning Commission and compatibly incorporated in the unified design of the residential planned unit development. In approving these uses, the Planning Commission may impose limits on size, location within the planned unit development or other aspects of their design and development that are necessary to ensure their harmonious relation to the planned unit development and to adjacent areas.
(1)
Religious Assembly;
(2)
Community Center;
(3)
Child Care.
(4)
Utilities.
(5)
Transit Facility.
(6)
Parks and Recreation.
(7)
School, Elementary or Secondary.
(8)
Uses permitted By-Right, Administrator Exceptions and Special Exceptions in the SP-7 district as set forth in Chapter 911, provided such uses comprise a minor part of the development and are designed to serve primarily residents of the planned unit development and of adjacent areas which are within convenient walking distance of the planned unit development. The decision maker shall be the Planning Commission. The express conditions of Section 911.04.A for specific uses shall apply.
(9)
Accessory uses and structures.
(10)
Uses allowed in the SP-7 district shall be those approved by the Planning Commission in accordance with an approved unit development plan and recorded improvement subdivision site plan. The Planning Commission shall have authority to approve any use that is allowed in the UNC district, subject to the same conditions and limitations as apply to those uses when located in the UNC district. The uses allowed in the SP-7 district may be contained in a single structure, separate structures or combined in multi-use structures subject to approval by the Planning Commission.
5.
Intensity.
(a)
Residential Development. The maximum intensity of residential land development in an SP-7 district shall not exceed six (6).
(b)
Nonresidential Development. Nonresidential development shall comply with the following standards:
(1)
The floor area ratio shall not exceed the larger of 0.75 or the area of ground level retail commercial as set forth in Section 909.01.M.3(c)(7).
(2)
When nonresidential uses are contained in separate buildings, the coverage of land by buildings and parking for nonresidential uses shall not exceed twenty (20) percent.
(3)
Except for non-residential use within a residential structure, twenty (20) percent of the land area developed with nonresidential uses shall be improved as urban open space.
6.
Off-Street Parking and Loading. Off-street parking and loading facilities shall be provided in accordance with the provisions of Chapter 914.
7.
Open Space and Recreation. The following open space and recreation ratios shall apply with SP-7s:
(a)
Total Open Space. The total open space required shall be calculated by multiplying the actual lot land area by the applicable total open space percentage of .15.
(b)
Useable Open Space. The amount of useable open space required shall be calculated by multiplying the actual lot land area by the applicable total Useable Open Space percentage of .07.(c) Recreation Space.
(c)
The amount of recreation space required shall be calculated by multiplying the actual lot land area by the applicable Recreation Space percentage of .04.
8.
Use Exceptions. The following uses are permitted in residential planned unit development districts subsequent to recording of the improvement subdivision site plan and may be authorized without amendment thereto.
(a)
Conditional Uses which are permitted after a public hearing and recommendations by the Planning Commissions and after approval by City Council in conformity with the provisions of Section 922.06, which are incorporated in the approved unit development plan and recorded improvement subdivision site plan:
(1)
Housing for the Elderly, provided the conditions listed in Section 911.04.A.35 are met.
(2)
Community Home, provided the conditions listed in Section 911.04.A.84 are met.
The Conditional Use shall be allowed only if the proposed use and structures do not result in or create: |
(i)
An intensity of development which exceeds that allowed in the particular SP-7 District;
(ii)
A reduction in the required area of any category of open space;
(iii)
A deficit in the number of required parking or loading spaces; or
(iv)
Any negative impacts affecting the planned unit development adjacent to it.
(3)
Bed and Breakfast, General provided the conditions listed in Section 911.04.A.7, 8 and 9 are met.
(4)
Communication Tower, Class C provided the conditions listed in Section 911.04.A.13 are met.
(b)
Uses which are permitted only as Special Exceptions by the Board in conformity with the standards contained in Section 922.07:
N.
Establishment of SP-8 District. SP-8, Riverfront Landing Planned Development District, is hereby established.
O.
SP-8, Riverfront Landing.
1.
Applicable Standards SP-8.
The approval of an improvement subdivision site plan and the enactment of an SP-8 Zoning District for the Riverfront Landing Planned Development District as an amendment to the Code shall require compliance with all regulations of this Section.
This Section establishes standards governing land use, development intensity, building height, setbacks, build-to lines, building orientation, urban open space, parking, signs and other basic criteria that shall apply within the Riverfront Landing Planned Development District.
The approved Preliminary Land Development Plan for the Riverfront Landing Planned Development District illustrates the roadway layout, open space location and demonstrates how the foregoing use and development standards may be applied throughout the District.
2.
Boundaries. The Riverfront Landing Planned Development District is bounded:
On the west, by the eastern edge of the structure of the Veterans Bridge,
On the east, by the centerline of Twenty-first Street,
On the south, by the centerline of Smallman Street, and
On the north, by the southern harbor line of the Allegheny River.
3.
Development Zones. The Riverfront Landing Planned Development District shall be divided into six (6) "Zones" referred to as "Zone A" through "Zone F", inclusive.
4.
Uses.
(a)
Permitted Primary Uses. Uses in the Riverfront Landing Planned Development District shall be, (i) the same as; (ii) subject to the same use review and approval processes as; and (iii) subject to the same conditions applicable to those set forth for the GT, Golden Triangle District, as the use regulations for the GT, Golden Triangle District are amended from time to time. The following uses, which are permitted either by right or as Administrator's Exceptions in the GT, Golden Triangle District and the SP-8, Riverfront Landing Planned Development District, are clarified as follows:
Public Assembly, Limited and Public Assembly, General shall specifically include conference centers; and |
Manufacturing/Assembly, Limited shall specifically include bakeries, breweries and distilleries; and |
Restaurant with Liquor, Limited and Restaurant with Liquor, General shall specifically include restaurants with accessory baking, brewing or distilling facilities. |
In addition to the foregoing, the following Uses shall also be permitted in the Riverfront Landing Planned Development District:
Additional uses permitted by right: |
Residential, Single Family Attached |
Amusement Arcade |
Retail Sales and Service, Residential Convenience |
Nursery, Retail Limited |
Nursery, Retail General |
(b)
The following additional uses are permitted subject to review by the Zoning Administrator pursuant to Section 922.08:
Residential, Housing for the Elderly, General (subject to the Use Standards for all Districts set forth in Section 911.04.A.35) |
Warehouse, Limited (subject to the Use Standards set forth in Section 911.04.A.78 for properties located in the UI District and the requirements of Section 922.04.E.1 of the Code). |
Warehouse, General, subject to the Use Standards set forth in Section 911.04.A.78 for properties in the UI zoning district. In addition to the foregoing, warehouse buildings shall be designed so that the width or length of any uninterrupted elevation facade is not greater than 1½ times the height of the building. The use of fenestration patterns and traditional design elements is encouraged to provide relief to buildings over 40'-0" in length or width. Expanses of "unbroken walls" over 40'-0" shall be prohibited. Examples of such design elements are facade offsets, covered porticoes, recessed or projected entries, and other appropriate architectural features and details. Varied rooflines are recommended for both new construction and rehabilitation which includes roof alterations to add visual interest and to break up the mass of the building. |
(c)
Mixed Use. Individual buildings that house two or more allowed uses are encouraged in the Riverfront Landing Planned Development District.
5.
Regulations Applicable to the Entire SP-8 District. The following regulations shall apply to all development in the Riverfront Landing Planned Development District:
(a)
All contiguous parcels in any Zone may be combined or divided as required to facilitate building development.
(b)
Parking structures may be constructed on the lower levels of a mixed use building subject to the conditions applicable to the Golden Triangle District in Section 911.04.A.87 of the Code. Such parking structures may be accessory to the primary use(es) of the building or may be offered as commercial parking.
6.
Zone Regulations.
Zone A |
Zone A Boundaries: Zone A is bounded by 17th Street on the west, 21st Street on the east, Smallman Street on the south and the proposed Waterfront Place on the north. |
Zone A Development Standards |
Build-to lines: |
Waterfront Place: 10'-0" for 75% of the property length. |
17th Street: 15'-0" for 30% of the property length, which shall be not less than 1 story or 20'-0" in height. |
Setbacks: |
17th Street: 10'-0" |
21st Street: 10'-0" |
Smallman Street: 10'0" |
Waterfront Place: 10'-0" |
Porches may encroach onto setback a maximum of 5'-0". |
Building Height |
Maximum: 3 stories or 40'-0" |
Minimum (except along the 17th Street build-to line): 2 story or 20'-0" |
Minimum along the 17th Street build-to line: than 1 story or 20'-0" |
Building Orientation and Entry: |
Existing Terminal Building may be entered on all sides. |
New buildings shall be primarily oriented to and shall be entered by pedestrians from Waterfront Place. |
No parking structure shall be entered by vehicles from 17th Street. |
No new accessory parking lot shall be entered by vehicles from 17th Street. |
Except for building service facility entrances for the Terminal Building, building service facility entrances for vehicles shall not be permitted on Waterfront Place or 17th Street. |
Zone B |
Zone B Boundaries: Zone B is bounded by 17th Street on the west, 21st Street on the east, the proposed Waterfront Place on the south and the Allegheny River on the north. |
Zone B Development Standards |
Build-to lines: |
17th Street Piazza: 0'-0" for 100% of the property length between the Allegheny River setback and Waterfront Place setback and for a minimum of 1 story or 18'-0" in height. |
Waterfront Place: 19'-0" for 50% of the property length, which shall not be less than 2 stories or 24'-0" in height. |
Setbacks: |
21st Street: 10'-0" |
Private Drives: 26'-0" |
Waterfront Place: 6'0" |
Allegheny River: 20'-0" measured from the inland side of the 50'-0" Riverfront Park easement line. |
Building Height |
Maximum: 15 stories or 210'-0" |
Minimum (except at the Waterfront Place build to line or the 17th build-to line): 4 stories or 56'-0" |
Minimum along the 17th Street build-to line: 1 story or 18'-0" |
Minimum along the Waterfront Place build-to line: 2 stories or 24'-0". |
Building Orientation and Entry: |
Private drives for vehicles may be developed extending north from Waterfront Place. |
Parking structures and service facilities may be entered by vehicles directly from, or be oriented to, 21st Street or any private drive. |
No parking structure shall be entered by vehicles from, or be oriented to, the 17th Street Piazza. No parking structure shall be entered directly from Waterfront Place. |
New accessory parking lots and service facilities may be entered by vehicles directly from 21st Street or any private drive. |
No new accessory parking lot shall be entered by vehicles from the 17th Street Piazza. |
No new accessory parking lot shall be entered by vehicles directly from Waterfront Place. |
No building service entrances shall be oriented to Waterfront Place, the 17th Street Piazza or the Allegheny River. No building service facilities shall be entered by vehicles from the 17th Street Piazza, the Allegheny River or directly from Waterfront Place. |
Zone C |
Zone C Boundaries: Zone C is bounded by the 16th Street Bridge on the west, 17th Street on the east, Smallman Street to the east and the proposed Waterfront Place on the north. |
Zone C Development Standards |
Build-to lines: |
Smallman Street: 100'-0" for 50% of property length. |
Waterfront Place: 10'-0" for 50% of the property length. |
Setbacks: |
17th Street: 10'-0" |
16th Street Bridge: 10'-0" |
Smallman Street: 60'-0", measured from the mid-point of the Terminal Building structure |
Building Height |
Maximum, Townhomes: 3 stories or 40'-0" |
Minimum, Townhomes: 2 stories or 20'-0" |
Maximum, all other uses: 20 stories or 280'-0" |
Minimum, all other uses: 4 stories or 56'-0" |
Building Orientation and Entry: |
Townhouse pedestrian entrances shall be oriented to Waterfront Place |
Pedestrian entrances for all other uses shall be oriented to Smallman Street |
New building service facilities shall be oriented to the 16th Street Bridge only. |
Zone D |
Zone D Boundaries: Zone D is bounded by the 16th Street Bridge on the west, 17th Street on the east, the proposed Waterfront Place on the south and the Allegheny River on the north. |
Zone D Development Standards |
Build-to lines: |
17th Street Piazza: 0'-0" for 100% of the building length, which shall not be less than 1 story or 12'-0" in height. |
Waterfront Place: 19'-0" for 50% of the property length, which shall be not less than 2 stories or 24'-0" in height. |
Setbacks: |
16th Street Bridge: 10'-0" |
Waterfront Place: 6'-0" |
Allegheny River: 20'-0" measured from the inland side of the 50'-0" Riverfront Park easement line. |
Building Height |
Maximum: 15 stories or 210'-0" |
Minimum (except at the Waterfront Place build to line or the 17th build-to line): 4 stories or 56'-0" |
Minimum along the 17th Street build-to line: 1 story or 12'-0" |
Minimum along the Waterfront Place build-to line: 2 stories or 24'-0". |
Building Orientation and Entry: |
Pedestrian entry is encouraged on Waterfront Place and 17th Street Piazza. |
No parking structure shall be entered by vehicles from, or be oriented to, the 17th Street Piazza. |
No new accessory parking lot shall be entered by vehicles from the 17th Street Piazza. |
No building service facilities shall be entered by vehicles from the 17th Street Piazza. Building service entrances shall be oriented to 16th Street Bridge only. |
Zone E. In Zone E, buildings may be oriented to and entered from either 15th Street, Smallman Street or Waterfront Place. The required build-to line shall be determined based on the street that is chosen as the primary frontage for the building. |
Zone E Boundaries: Zone E is bounded by the Veterans Bridge on the west, the 16th Street Bridge on the east, Smallman Street on the south and the proposed Waterfront Place on the north. |
Zone E Development Standards |
Build-to lines: |
Buildings for which 15th Street is considered the primary frontage: 15'-0" for 75% of property length along 15th Street. |
Buildings for which Smallman Street is considered the primary frontage: 40'-0" for 50% of property length along Smallman Street. |
Buildings for which Waterfront Place is considered the primary frontage: 15'-0" for 30% of property length along Waterfront Place. |
Setbacks: |
15th Street: 10'-0" |
16th Street Bridge: 10'-0" |
Smallman Street: 10'0" |
Waterfront Place: 10'-0" |
Veterans' Bridge: 10'-0" |
Building Height: |
Maximum: 20 stories or 280'-0" |
Minimum: 4 stories or 56'-0" |
Building Orientation and Entry: |
Buildings may be oriented to and accessed from either 15th Street, Smallman Street or Waterfront Place, depending on the street that is chosen as the primary frontage. |
No parking structure shall be entered from, or be oriented to, the street that is considered the primary frontage. |
No new accessory parking lot shall be entered by vehicles from the street that is considered the primary frontage. |
No building service facilities shall be entered by vehicles from, or be oriented to, the street that is considered the primary frontage. |
Building service facilities and new accessory parking lots are encouraged to face either the 16th Street Bridge side or the Veteran's Bridge side. |
Zone F. In Zone F, buildings may be oriented to and entered from either 15th Street or Waterfront Place. The required build-to line shall be determined based on the street that is chosen as the primary frontage for the building. |
Zone F Boundaries: Zone F bounded by the Veterans Bridge on the west, the 16th Street Bridge on the east, the proposed Waterfront Place on the south and the Allegheny River on the north. |
Zone F Development Standards |
Build-to lines |
Buildings for which 15th Street is considered the primary frontage: 15'-0" for 75% of property length along 15th Street. |
Buildings for which Waterfront Place is considered the primary frontage: 40'-0" for 30% of property length along Waterfront Place. |
Setbacks: |
15th Street: 10'-0" |
16th Street Bridge: 10'-0" |
Waterfront Place: 6'-0" |
Veterans' Bridge: 10'-0" |
Allegheny River: 20'-0" measured from the inland side of the 50'-0" Riverfront Park easement line. |
Building Height, Option One and Option Two: |
Maximum: 15 stories or 210'-0" |
Minimum: 4 stories or 56'-0". |
Building Orientation and Entry: |
Buildings may be oriented to and entered from either 15th Street or Waterfront Place, depending on the street that is chosen as the primary frontage. |
No parking structure shall be entered by vehicles from, or be oriented to, the street that is considered the primary frontage. |
No new accessory parking lot shall be entered by vehicles from the street that is considered the primary frontage. |
No building service facilities shall be entered from, or shall be oriented to, the street that is considered the primary frontage. |
Building service facilities and new accessory parking lots are encouraged to face either the 16th Street Bridge side or the Veteran's Bridge side. |
7.
Urban Open Space. Designated Urban Open Space. Not less than 10% of the land area within the Riverfront Landing Planned Development District shall be improved as Urban Open Space. Such Urban Open Space shall be located and developed as specified in the Preliminary Land Development Plan and the Final Land Development Plan for the SP-8 Riverfront Landing district as approved by Planning Commission. The Urban Open Space and public access thereto shall comply with all requirements of Section 909.01.D.3(c) of this Code.
8.
Signage.
(a)
Business Identification signs in the Riverfront Landing District shall be subject to the sign regulations applicable to the GT Golden Triangle District, as described in Section 919.03.M.7 of this Code. Other identification signage shall be in accord with Section 919.03.N.
(b)
Additional Sign Requirements.
In addition the following signage shall be permitted in the SP-8 district: |
Marquee and canopy signs shall comply with the requirements of Section 919.03.M.7(e) except that any such sign installed on the Produce Terminal or other buildings in Zone A may also be permitted to be painted on or inscribed on the marquee or canopy and may be installed above or below such marquee or canopy provided that such signs shall comply with all applicable safety and accessibility regulations.
Projecting signs shall be permitted in the SP-8 Riverfront Landing District subject to the requirements of Section 919.03.M.8 except that projecting signs over private property and not projecting into the right-of-way shall also be permitted to project from walls, light fixture poles and pylons.
P.
SP-9 Bakery Square.
1.
Development Subdistricts. The following special provisions apply to all of the following development subdistricts, according to the definitions found in Sec. 909.01.B, and except as noted. The Bakery Square SP-9 District consists of the former Reizenstein School site, the Bakery Square site, the parcel located to the northeast of the Bakery Square site and generally bounded by Dahlem Place and the Martin Luther King, Jr. East Busway, and the property located to the northwest of the Bakery Square site and generally bounded by Penn Avenue, East Liberty Boulevard, and the Martin Luther King, Jr. East Busway.
(a)
Development Subdistrict A.
(1)
Use. In Subdistrict A, identified as all property located north of Penn Avenue and that portion of the property located south of Penn Avenue that is bounded on the north by Penn Avenue for a distance of 700 feet from the intersection of East Liberty Boulevard to the intersection of Putnam Street, then by Putnam Street on the east, then by a line running parallel to Penn Avenue a distance of 170 feet from Penn Avenue and then by a line running parallel to the westerly property line a distance of 170 feet from the westerly property line projected toward Penn Avenue, land may be used and structures may be erected, altered, demolished or enlarged for only the uses listed in this section.
(i)
Office.
(ii)
Medical Office/Clinic.
(iii)
Multi-Unit Residential.
(iv)
Public Assembly.
(v)
Conference Center.
(vi)
Bank or Financial Institution.
(vii)
Child Care.
(viii)
College or University Campus.
(ix)
Community Center.
(x)
Cultural Service (Limited).
(xi)
Educational Classroom Space.
(xii)
Hotel/Motel.
(xiii)
Research and Development Services for development and service uses, including but not limited to advanced methodologies and processes in biotechnology, modern biological technology, computer hardware and software, artificial intelligence and accessory and support facilities related to these uses but not including medical and animal testing.
(xiv)
Library.
(xv)
Manufacturing and Assembly, with the following standards:
a.
The design of these items results from the research and development activities of the institutions, organizations and companies located on the site;
b.
The assembly and manufacturing uses are such that no explosive materials or processes are involved; and
c.
The uses produce no smoke, odor, vibration, noise, heat, dust, glaring light or other hazard or noxious or objectionable attribute from outside any building.
(xvi)
Commercial Parking.
(xvii)
Parking Structure.
(xviii)
Recreation and Entertainment, Indoor.
(xix)
Restaurant.
(xx)
Retail Sales and Services.
(xxi)
Elementary or Secondary School.
(xxii)
Transit Facility.
(xxiii)
Utility (Limited).
(xxiv)
Vocational School.
(xxv)
Access rights-of-way, roadway, and trackage, including shelter and comfort stations incident to the use thereof.
(xxvi)
Park and Open Space and outdoor recreational uses.
(2)
Site Development Standards.
(i)
Maximum Height. The height of all structures hereafter erected or enlarged shall not exceed six (6) stories or eighty-five (85) feet.
(ii)
Floor Area Ratio. The maximum Floor Area Ratio shall be 4:1 for each zoning lot.
(iii)
Urban Open Space. At least ten (10) percent of the land within Subdistrict A shall be improved as Urban Open Space.
(iv)
Build-To Line. The build to line Build-To Line along the southerly portion of Penn Avenue is 15 feet. A minimum of sixty (60) percent of the building frontage or facade abutting a street must be located within the Build-To Line, except where the applicant can demonstrate that it would be impractical to meet the Built-To Line requirements to accommodate required Urban Open Space on the site.
(v)
Traffic and Parking Demand Analysis. Traffic and Parking Demand Analysis shall be required in a format specified by the Zoning Administrator for all development in Subdistrict A. The Zoning Administrator shall review the submitted analysis, including all sources of data, to establish appropriate traffic and parking mitigation measures. The costs for constructing and implementing all required mitigation measures shall be the responsibility of the Applicant. Shared parking is encouraged, and parking requirements may be met in the form of shared parking among parcels located within the district.
(vi)
Parking. There shall be no above-ground parking structure along the Penn Avenue frontage and there shall be no surface parking or above-ground parking structure on that portion of Subdistrict A located to the south of Penn Avenue.
(vii)
Signs. All signs shall comply with the requirements applicable to signage in the LNC, UNC, CP and AP Districts as set forth Section 919.03.M.5. Furthermore, all signage should be directed toward Penn Avenue and away from the adjacent residential districts.
(b)
Development Subdistrict B.
(1)
Use. In Subdistrict B, bounded by the southerly boundary of Subdistrict A on the north, then by Putnam Street on the east, then by the southerly property line and then by the westerly property line, land may be used and structures may be erected, altered, demolished or enlarged for only the uses listed in this section.
(i)
Single-Unit Detached Residential.
(ii)
Single-Unit Attached Residential.
(iii)
Two-Unit Residential.
(iv)
Three-Unit Residential.
(v)
Multi-Unit Residential.
(vi)
Home Occupation.
(vii)
Library and Cultural Services, including museum, gallery and similar exhibition uses.
(viii)
Religious Assembly.
(ix)
Community Center.
(x)
Recreation.
(xi)
Childcare.
(xii)
Access rights-of-way, roadway, and trackage, including shelter and comfort stations incident to the use thereof.
(xiii)
Park and Open Space and outdoor recreational uses.
(xiv)
Accessory Uses and Accessory Structures.
(2)
Site Development Standards.
(i)
Maximum Height. The height of all structures shall not exceed three (3) stories or thirty-five (35) feet, except that structures located in the higher density portion of Subdistrict B bounded by the public street located to the south of Subdistrict A, then by Putnam Street to the east, then by a line running parallel to the public street a distance of 250 from the public street and then by a line running parallel to the westerly property line and located approximately 115 feet from the westerly property line projected toward Penn Avenue, shall not exceed five (5) stories or sixty-five (65) feet.
(ii)
Maximum Unit Density. The average lot area per unit shall not be less than 750 sq. ft.
(iii)
Minimum Setback. The minimum setback is ten (10) feet along the westerly boundary of Subdistrict B and extending along Rennig Street and Social Way.
(iv)
Urban Open Space. At least ten (10) percent of the land with Subdistrict B shall be improved as Urban Open Space.
(v)
Traffic and Parking Demand Analysis. Traffic and Parking Demand Analysis shall be required in a format specified by the Zoning Administrator for all development in Subdistrict B. The Zoning Administrator shall review the submitted analysis, including all sources of data, to establish appropriate traffic and parking mitigation measures. The costs for constructing and implementing all required mitigation measures shall be the responsibility of the Applicant. Shared parking is encouraged, and parking requirements may be met in the form of shared parking among parcels located within the district.
(vi)
Parking. There shall be no surface parking or above-ground parking structure along the Penn Avenue frontage. Surface parking lots shall be limited to a maximum of ten (10) parking spaces and shall meet the following standards: (a) a minimum of thirty (30) square feet of landscaping shall be provided for each parking space; (b) the landscaping area shall include at least one (1) tree for every three (3) parking spaces; (c) landscaped areas shall be located on the perimeter of the parking spaces to screen the area from public view; and (d) storm water best management practices shall be implemented.
(vii)
Signs. All signs shall comply with the requirements applicable to signage in residential districts.
(c)
Development Subdistrict C.
(1)
Use. In Subdistrict C, identified as a portion of the property located north of Penn Avenue beginning at the intersection of Penn Avenue and East Liberty Boulevard then by a line running north along the easterly property line a distance of 185 feet, then by a line running west that is bounded on the north by Subdistrict D for a distance of 541 feet from East Liberty Boulevard, then by the line running southwesterly a distance of 284 feet, then by a line running south a distance of 112 feet to Penn Avenue, then by a line running east along Penn Avenue a distance of 815 feet to the point of beginning, land may be used and structures may be erected, altered, demolished or enlarged for only the uses listed in this section.
(i)
Multi-unit Residential.
(ii)
Assisted Living Class A.
(iii)
Assisted Living Class B.
(iv)
Assisted Living Class C.
(v)
Housing for the Elderly (Limited and General).
(vi)
Multi-Suite Residential (Limited and General).
(vii)
Personal Care Residence (Large).
(viii)
Personal Care Residence (Small).
(ix)
Animal Care (Limited and General).
(x)
Art or Music Studio.
(xi)
Bank or Financial Institution (Limited and General).
(xii)
Child Care (Limited and General).
(xiii)
College or University Campus.
(xiv)
Community Center (Limited and General).
(xv)
Cultural Service (Limited and General).
(xvi)
Educational Classroom Space (Limited and General).
(xvii)
Grocery Store (Limited, General).
(xviii)
Hotel/Motel (Limited, General).
(xix)
Laboratory/Research Services (Limited and General).
(xx)
Manufacturing and Assembly, with the following standards:
a.
The design of these items results from the research and development activities of the institutions, organizations and companies located on the site;
b.
The assembly and manufacturing uses are such that no explosive materials or processes are involved; and
c.
The uses produce no smoke, odor, vibration, noise, heat, dust, glaring light or other hazard or noxious or objectionable attribute from outside any building.
(xxi)
Medical Office/Clinic (Limited and General).
(xxii)
Office (Limited and General).
(xxiii)
Park and Recreational (Limited and General).
(xxiv)
Parking Structure (Limited and General).
(xxv)
Public Assembly (Limited and General).
(xxvi)
Recreation and Entertainment, Indoor (Limited and General).
(xxvii)
Restaurant (Limited and General).
(xxviii)
Retail Sales and Services (Limited and General).
(xxix)
Retail Sales and Residential Convenience.
(xxx)
Sidewalk cafe.
(xxxi)
Transit Facility.
(xxxii)
Utility (Limited and General).
(xxxiii)
Vocational School.
(xxxiv)
Access rights-of-way, roadway, and trackage, including shelter and comfort stations incident to the use thereof.
(2)
Site Development Standards.
(i)
Maximum Height. The height of all structures hereafter erected or enlarged shall not exceed a maximum height of one hundred fifty (150) feet.
(ii)
Required Stepbacks.
Buildings located with Subdistrict C shall be subject to stepback requirements set forth in this Section. The term "stepback" refers to a technique whereby the floorplate of the building is reduced from the street at certain heights of a building to improve the pedestrian experience, enable sunlight penetration to the ground plane (streets and public spaces), and creating interesting and functional rooftops at various building levels.
Structures in excess of eighty-five (85) feet in height fronting on Penn Avenue, East Liberty Boulevard, or an internal through street located within the SP-9 District shall provide a minimum stepback of ten (10) feet at a height of eighty-five (85) feet on the facade adjacent to such street. Notwithstanding the foregoing, no stepback shall be required along an internal through street for any structure originally constructed to be utilized by a hotel or multi-unit residential use. Any required stepback may be satisfied at the ground level by setting back the building an additional ten (10) feet.
(iii)
Urban Open Space. At least ten (10) percent of the land within Subdistrict C shall be improved as Urban Open Space. During phased developments, the Urban Open Space requirement may be met through dedicating Urban Open Space within any other Subdistrict within the SP-9 district. If an applicant temporarily dedicates Urban Open Space in another subdistrict, the minimum ten (10) percent of the entire SP-9 area then developed or approved for development shall be improved as Urban Open Space.
(iv)
Build-To Line. The Build-To Line along Penn Avenue and East Liberty Boulevard right of way is 15 feet. Where the primary building frontage abuts Penn Avenue or East Liberty Boulevard, a minimum of sixty (60) percent of the building frontage must be located at the Build-To Line, except in locations where the applicant is providing Urban Open Space or a ground level stepback along the frontage.
(v)
Minimum Setback. A minimum setback along Penn Avenue and East Liberty Boulevard of fifteen feet (15').
(vi)
Traffic and Parking Demand Analysis. Traffic and Parking Demand Analysis shall be required in a format specified by the Zoning Administrator for all development in Subdistrict C. The Zoning Administrator shall review the submitted analysis, including all sources of data, to establish appropriate traffic and parking mitigation measures. The costs for constructing and implementing all required mitigation measures shall be the responsibility of the Applicant. Shared parking is encouraged, and parking requirements may be met in the form of shared parking amongst parcels located within the district.
(vii)
Parking.
Above-ground parking structures shall be permitted as part of a mixed-use structure or stand-alone structure adjacent to Penn Avenue and East Liberty Boulevard subject to the parking structure being either: (a) screened architecturally or with landscaping in accordance with Section 918, (b) screened by occupiable space between the parking garage and the exterior wall of the building and designed with articulated facades consistent with surrounding buildings situated within the District.
Surface parking accessory to any permitted use shall be subject to the landscaping and screening standards of Chapter 918, shall not be located in any Build-To Zone, and shall not front directly upon Penn Avenue, East Liberty Boulevard, or Urban Open Space. Surface parking shall be limited to on-street parking and single rows of surface parking, which may be double loaded.
(viii)
Signs. All signs shall comply with the requirements applicable to signage in the LNC, UNC, CP and AP Districts as set forth Section 919.03.M.5, except for wall mounted signs, which shall be permitted in accordance with the following standards:
a.
Only the name of the building or business shall be mounted higher than forty (40) feet above grade and may face in all directions but shall not be roof mounted nor project above the roof peak or parapet wall, shall be limited to four (4) per building, shall include no motion or animation, shall not exceed a luminance of two thousand five hundred (2,500) nits during daylight hours between sunrise and sunset, shall not exceed a luminance of two hundred fifty (250) nits at all other times, shall permit electronic illumination with no motion or animation. All applications shall include certification that the sign will comply with luminance level standards at the time of application and must certify again that the sign is operating in compliance with the standards prior to issuance of an occupancy permit. The total face area of each wall sign to be installed pursuant to this subsection P1(c)(2)(vii)a shall not exceed two (2) square feet of sign face area for each lineal foot of building wall width and shall be mounted no higher than eighty (80) feet above grade.
b.
For buildings with multi-commercial tenants, two (2) additional tenant business or identification signs shall be permitted per facade identifying the name of the tenant or business, the total face area of which shall not exceed two (2) square feet of sign face area for each lineal foot of tenant frontage to a maximum of eighty (80) square feet per sign on each wall or facade and such additional wall sign(s) shall be mounted no higher than the second floor above grade.
c.
Tenant signs are to be located within the facade area of the tenant. Maximum letter height on all wall signs below forty (40) feet above grade shall be four (4) feet.
d.
The signs shall be architecturally compatible with and integrated into the building design. Signs shall be constructed of high quality, durable materials. Cut-out letters that are individually pin-mounted and backlit are encouraged. Box signs are prohibited.
e.
No portion of a wall sign shall extend beyond the height limits provided herein or exceed a height above the roof in excess of the height of the structure on which the sign is located.
f.
For all signs mounted above forty (40) feet above grade, the following design criteria shall be applicable:
i.
Letters or logo heights shall not exceed six (6) feet.
ii.
Signs and their support structures may not project more than eighteen (18) inches from the building's exterior facade.
iii.
Signs may have direct face and/or edge and/or halo illumination.
iv.
Motion, full animation or changeable text is not permitted.
(d)
Development Subdistrict D.
(1)
Use. In Subdistrict D, identified as a portion of the property located north of Penn Avenue that is bounded generally on the north by the M.L.K. Jr. East Busway, on the east by East Liberty Boulevard, and on the south by Subdistrict C, land may be used and structures may be erected, altered, demolished or enlarged for only the uses listed in this section:
(i)
All uses permitted within Subdistrict C.
(2)
Site Development Standards.
(i)
Maximum Height. The height of all structures hereafter erected or enlarged shall not exceed a maximum height of one hundred eighty (180) feet.
(ii)
Required Stepbacks. Buildings located with Subdistrict D shall be subject to the stepback requirements set forth in Section 909.01.P.1(c)(2)(ii), except that any structure constructed within Subdistrict D at or adjacent to the intersection of Penn Avenue and Shady Avenue/Dahlem Street extension shall be exempt from the stepback requirements.
(iii)
Urban Open Space. At least ten (10) percent of the improved land within Subdistrict D shall be improved as Urban Open Space. During phased developments, the Urban Open Space requirements may be met through dedicating Urban Open Space within any other Subdistrict within the SP-9 district. If an applicant temporarily dedicates Urban Open Space in another subdistrict, the minimum ten (10) percent of the entire SP-9 area then developed or approved for development shall be improved as Urban Open Space.
(iv)
Build-To Line. The Build-To Line along Penn Avenue and East Liberty Boulevard right of way is 15 feet. Where the primary building frontage abuts Penn Avenue or East Liberty Boulevard, a minimum of sixty (60) percent of the building frontage must be located at the Build-To Line, except in locations where the applicant is providing Urban Open Space or a ground level stepback along the frontage.
(v)
Minimum Setback. A minimum setback along Penn Avenue and East Liberty Boulevard of fifteen feet (15').
(vi)
Traffic and Parking Demand Analysis. Traffic and Parking Demand Analysis shall be required in a format specified by the Zoning Administrator for all development in Subdistrict D. The Zoning Administrator shall review the submitted analysis, including all sources of data, to establish appropriate traffic and parking mitigation measures. The costs for constructing and implementing all required mitigation measures shall be the responsibility of the Applicant. Shared parking is encouraged, and parking requirements may be met in the form of shared parking amongst parcels located within the district.
(vii)
Parking.
There shall be no above-ground parking structure directly adjacent to Penn Avenue or East Liberty Boulevard, unless the structure is: (a) screened architecturally or with landscaping in accordance with Section 918, (b) screened by occupiable space between the parking garage and the exterior wall of the building and designed with articulated facades consistent with surrounding buildings situated within the District.
Surface parking accessory to any permitted use shall be subject to the landscaping and screening standards of Chapter 918, shall not be located in any Build-To Zone, and shall not front directly upon Penn Avenue, East Liberty Boulevard, or Urban Open Space. Surface parking shall be limited to on-street parking and single rows of surface parking, which may be double loaded.
(viii)
Signs. All signs shall comply with the requirements applicable to signage in Subdistrict C.
(e)
Development Subdistrict E.
(1)
Use. In Subdistrict E, identified as a portion of the property located north of Penn Avenue beginning at the intersection of Penn Avenue and Subdistrict A, then by a line running north for a distance of 252 feet from Penn Avenue, then by the property line running east a distance of 200 feet, then by a line running south a distance of 252 feet, then by a line running west along Penn Avenue a distance of 200 feet to the point of beginning, land may be used and structures may be erected, altered, demolished or enlarged for only the uses listed in this section:
(i)
All such uses permitted within Subdistrict C.
(2)
Site Development Standards.
(i)
Maximum Height. The height of all structures hereafter erected or enlarged shall not exceed a maximum height of one hundred thirty-five (135) feet.
(ii)
Required Stepbacks. Buildings located with Subdistrict E shall be subject to the stepback requirements set forth in Section 909.01.P.1(c)(2)(ii).
(iii)
Urban Open Space. At least ten (10) percent of the improved land within Subdistrict E shall be improved as Urban Open Space. During phased developments, the Urban Open Space requirements may be met through dedicating Urban Open Space within any other Subdistrict within the SP-9 district. If an applicant temporarily dedicates Urban Open Space in another subdistrict, the minimum ten (10) percent of the entire SP-9 area then developed or approved for development shall be improved as Urban Open Space.
(iv)
Build-To Line. The Build-To Line along Penn Avenue right of way is 15 feet. Where the primary buildings frontage abuts Penn Avenue, a minimum of sixty (60) percent of the primary building frontage must be located at the Build-To Line, except in locations where the applicant is providing Urban Open Space or a ground level stepback along the frontage.
(v)
Traffic and Parking Demand Analysis. Traffic and Parking Demand Analysis shall be required in a format specified by the Zoning Administrator for all development in Subdistrict E. The Zoning Administrator shall review the submitted analysis, including all sources of data, to establish appropriate traffic and parking mitigation measures. The costs for constructing and implementing all required mitigation measures shall be the responsibility of the Applicant. Shared parking is encouraged, and parking requirements may be met in the form of shared parking amongst parcels located within the district.
(vi)
Parking. There shall be no above-ground parking structure directly adjacent to Penn Avenue unless the structure is: (a) screened architecturally or with landscaping in accordance with Section 918, (b) screened by occupiable space between the parking garage and the exterior wall of the building and designed with articulated facades consistent with surrounding buildings situated within the District. Surface parking accessory to any permitted use shall be subject to the landscaping and screening standards of Chapter 918 and shall not be located in any Build-To Zone.
(vii)
Signs. All signs shall comply with the requirements applicable to signage in Subdistrict C.
(f)
Regulations Applicable to entire SP-9 District:
(i)
Unified stormwater controls, systems, and management plans that service more than one parcel or are constructed across more than one parcel or across more than one Subdistrict are authorized within the SP-9 District in order to meet the applicable stormwater requirements.
(ii)
Parking carousels and surface parking lots shall be permitted as accessory uses in all Subdistricts. Parking carousels or other mechanized lift system for vehicle storage may exceed the maximum height for accessory structures in 912.04.E when located on a lot so as not to be visible from Penn Avenue or East Liberty Boulevard. The Zoning Administrator shall authorize an exception to the location requirement only if:
Screening in the form of public art is provided on the portion of the structure visible from either Penn Avenue or East Liberty Boulevard, which shall be subject to a courtesy review by the Public Art & Civic Design Commission; or
For structures less than 30 feet, landscaped screening, consisting primarily of evergreen trees or hedges planted at an initial height and at intervals as deemed sufficient to adequately screen the base of the structure visible from Penn Avenue or East Liberty Boulevard.
Parking structures, parking carousels, and surface parking lots may be made available to multiple users, multiple parcels, and/or to the site users in addition to serving specific uses within the District. The development and use of underground parking garages shall be permitted within the District, which may be constructed across more than one parcel or across more than one Subdistrict within the District, but need not service each parcel upon which the garage or lot is constructed.
(iii)
Streets and ways located within the SP-9 district may be dedicated as a public street or way. Any private streets and ways shall provide for an easement for public access. Private streets with two directions of travel shall maintain a minimum cartway of twenty-four (24) feet and a private way with one direction of travel shall maintain a minimum cartway of ten (10) feet.
(iv)
Stormwater infrastructure improvements within the District shall utilize green infrastructure techniques such as greenways, rain gardens, bioswales, and/or other best management practices (BMPs).
(v)
The Planning Commission shall review and approve the proposed location of active uses within each FLDP.
(vi)
Portions of parking structures prominently visible from the public realm outside of the SP-9 District shall be treated with compatible architectural treatments to obscure sloped building lines.
(g)
Regulations Applicable to Multi-Unit Residential Development in Subdistricts C, D and/or E:
1.
Any Multi-Unit Residential Development in Subdistricts C, D, and/or E of a single building which contains twenty (20) or more dwelling units shall comply with the following standards:
a.
The developer shall make an application to the Housing Authority of the City of Pittsburgh ("HACP"), or its designee (the "Application") for approval for the development's participation in HACP's Project Based Housing Choice Voucher Program ("HCV"). The Application shall specifically provide that: (1) ten percent (10%) of the units in the planned development shall be affordable to those eligible households who earn fifty (50) percent of AMI; and (2) five percent (5%) of the units in the planned development shall be affordable to those eligible households who earn between eighty (80) percent and one-hundred and twenty (120%) percent of AMI.
b.
The developer shall proof of the filing of such Application to the Zoning Administrator as part of the developer's request for the issuance of a record of zoning approval (the "ROZA").
c.
If HACP approves the Application for participation in the HCV, and the development receives the necessary GAP funding from external sources (including, but not limited to, HACP, the Urban Redevelopment Authority, and/or the City of Pittsburgh), then the developer agrees that fifteen percent (15%) of its dwelling units shall be affordable in accordance with the Application and the standards set forth in subsection P1(g)1a hereof. If HACP does not approve the Application as submitted or the developer does not receive the necessary GAP funding from the external sources, then the developer shall not be required to participate in the HCV, but the developer shall nevertheless commit that five percent (5%) of the units in the planned development shall be affordable to those eligible households who earn between eighty (80) percent and one-hundred and twenty (120%) percent of AMI.
d.
The duration of the developer's affordability commitment shall expire upon the earlier of: (1) the expiration of the term granted by the Application; provided however that the developer agrees to take commercially reasonable steps to renew such Application or grant prior to the expiration of the same; or (2) twenty (20) years from the issuance of the Certificate of Occupancy for the Multi-Unit Residential Development.
e.
The developer agrees that the affordable units are to be distributed throughout the building, and that the affordable units shall be equivalent to market-rate units within the building including appliances, finishes and square footage.
2.
The owner of the development shall provide the City Zoning Administrator, or its designee, with confirmation that it has complied with the applicable criteria on an annual basis.
Q.
SP-10, Hazelwood Green.
1.
HG Blocks.
A.
Establishment of HG Blocks. The Preliminary Land Development Plan for Hazelwood Green identifies 67 blocks which are each referred to in this SP-10 Hazelwood Green as an "HG Block" and collectively referred to as "HG Blocks." The HG Blocks are for reference purposes only and are provided to assist in the application of the regulatory provisions of the SP-10 Zoning Ordinance to development. The HG Blocks do not constitute subdivided lots or parcels under the City of Pittsburgh Subdivision Regulations. Each FLDP shall identify the applicable HG Block(s) comprising the Development Lot proposed to be developed as part of such FLDP, which FLDP shall include the dimensions and boundaries of the proposed Development Lot. The HG Blocks are as set forth in Figure 1 of the SP-10 Appendix.
B.
Separating and Combining HG Blocks.
i.
HG Blocks may be subdivided into smaller Development Lots.
ii.
All or portions of contiguous HG Blocks may be combined to form a single Development Lot.
iii.
HG Blocks separated by a Shared Way or street that has not been dedicated to and accepted by the City of Pittsburgh shall not be combined to form a development lot or parcel, except with approval of the Planning Commission as part of a FLDP approval and concurrent approval of a subdivision plan. Planning Commission shall approve the combination of HG Blocks separated by a Shared Way or street that has not been dedicated and accepted by the City of Pittsburgh if an applicant demonstrates the following:
(a)
The elimination of such street or Shared Way will not detrimentally impact traffic flow through the SP-10.
(b)
An alternative, publicly accessible pedestrian access is provided through the combined HG Blocks that allows for pedestrian connectivity to streets or Shared Ways.
Nothing in this section shall be deemed to supersede applicable subdivision requirements of the City of Pittsburgh Subdivision Regulations. |
2.
Subdistricts. The SP-10 Hazelwood Green Development District is divided into three (3) "Subdistricts" referred to as "The River District," "The Mill District," and "The Flats District." The Subdistricts shall be located in those areas as depicted in Figure 1 and are further described as follows:
A.
The River District shall be comprised of HG Blocks 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12 and 13 as identified on Figure 1.
B.
The Mill District shall be comprised of HG Blocks 14, 15, 16, 17, 18, 19, 20, 21, 22, 23, 24, 25, 26, 27, 28, 29, 30, 31, 32, 33, 36, 37, 40, 41, 42, 45, 46, 47, 50, 51 and 52, as identified on Figure 1.
C.
The Flats District shall be comprised of HG Blocks 34, 35, 38, 39, 43, 44, 48, 49, 53, 54, 55, 56, 57, 58, 59, 60, 61, 62, 63, 64, 65, 66 and 67, as identified on Figure 1.
3.
Use.
A.
Permitted Primary Uses. The uses listed in Table 1 of the SP-10 Appendix[1] are permitted in the SP-10. Table 1 lists all permitted uses and classifies each permitted use as Commercial, Community, Hospitality, Light Industrial and Production, Office, Parking and Transit, Research and Development, or Residential. The use classifications correspond to and assist in the application of the PLDP and the SP-10 Zoning Ordinance. Any building, Development Lot or parcel may be used for one (1) or more uses, as set forth in Table 1.
[1]
Editor's Note: The SP-10 Appendix is included as an attachment to this Title.
B.
Temporary Interim Uses. Temporary Interim Uses shall be permitted subject to special exception approval under the following standards in addition to the review criteria outlined in Section 922.07.D.1 of the Code as applicable to each use:
i.
Any development or use of land shall be in compliance with the applicable standards under Section 911.04 for such use.
ii.
The Temporary Interim Use shall be permitted to continue for no longer than a period of ten (10) years beginning on the date of special exception approval.
iii.
Such use shall not be subject to the design requirements of the SP-10 Zoning Ordinance or the PLDP.
iv.
When abutting other developed property, any Temporary Interim Use shall be screened from view of adjacent streets or structures to the extent feasible.
4.
Parking.
A.
Parking Requirements. Permanent parking requirements/limitations:
i.
All parking, whether a primary or accessory use, should be Shared Parking.
ii.
All applications seeking FLDP approval for any use shall comply with the shared parking requirements for Hazelwood Green as set forth in the Parking or Transportation Demand Management Plan. Such compliance shall be demonstrated in a parking demand analysis that complies with the provisions of Section 922.11.C.2(d) of the Code. The parking demand scope and final report shall be approved by the City of Pittsburgh Department of Planning.
iii.
All parking accessory to a principal use shall be subject to the following maximum parking ratios based on the use classification set forth below:
Use Classification | Maximum Parking Ratio |
|---|---|
Community | 2 spaces per 1,000 sf |
Commercial | 2 spaces per 1,000 sf |
Hospitality | .85 space per guest room |
Light Industrial and Production | 2 spaces per 1,000 sf |
Office | 2 spaces per 1,000 sf |
Research and Development | 2 spaces per 1,000 sf |
Residential Low | 1 space per dwelling unit |
Residential Medium | .85 space per dwelling unit |
Residential High | .85 space per dwelling unit |
B.
Surface Parking. Except for Temporary Surface Lots, surface parking in the SP-10 Hazelwood Green Development District shall only be permitted as accessory to uses classified as Light Industrial and Production. A surface parking lot shall not exceed the lesser of: (1) fifteen (15) percent of the land area of a Development Lot, or (2) .2 acres.
C.
Temporary Surface Lots. Prior to the date Certificates of Occupancy are issued for vehicular parking spaces throughout the SP-10 equal to the SP-10 Parking Threshold, Temporary Surface Lots shall be permitted anywhere except for areas designated in any approved FLDP for Urban Open Space within the SP-10 Hazelwood Green Development District on a temporary basis, subject to the following limitations:
i.
A Temporary Surface Lot must be shared by multiple users.
ii.
The Temporary Surface Lot shall not be subject to the maximum parking ratios set forth above, and shall not be subject to the limitation on the number of surface parking spaces set forth in Section 914.02.C of the Code.
iii.
The landscaping requirements of Chapter 918 shall not be applicable to Temporary Surface Lots, provided that parked vehicles shall be screened from view of adjacent streets to the extent feasible.
iv.
All Temporary Surface Lots shall be subject to Site Plan Review under Section 922.04 of the Code in lieu of complying with the FLDP requirements of Section 922.11.C.
v.
A Temporary Surface Lot approved by the Zoning Administrator shall receive a certificate of occupancy that shall expire after a period of ten (10) years from the date of issuance. The certificate of occupancy shall be eligible to be renewed for additional five-year periods by review and approval of the Zoning Administrator if the SP-10 Parking Threshold has not been achieved as of the date of the occupancy certificate's expiration.
vi.
In no event shall new Temporary Surface Lots be permitted to be constructed after December 31, 2028, provided, however this limitation shall not be construed to prevent an already existing Temporary Surface Lot from receiving a renewed certificate of occupancy as long as the SP-10 Parking Threshold has not been achieved.
vii.
In no event shall the total number of parking spaces located on all Temporary Surface Lots combined in the SP-10 be more than the SP-10 Parking Threshold. Each applicant for a Temporary Surface Lot shall identify the total number of parking spaces located within all Temporary Surface Lots as part of an application for Zoning Administrator review and approval of a new Temporary Surface Lot.
D.
Parking Structures. A non-accessory Parking Structure shall not be located within five hundred (500) feet from another non-accessory Parking Structure measured by a linear line from the closest point of one (1) structure to the beginning of the other structure.
E.
Integral Parking. Integral Parking shall be permitted as an accessory use for Residential Low uses.
F.
Bicycle Parking.
i.
In lieu of the requirements of Section 914.05.D of the Code, all development shall include bicycle parking meeting the below listed requirements for both Unprotected Bicycle Parking and Protected Bicycle Parking:
Use Category | Minimum Unprotected Bicycle Parking | Minimum Protected Bicycle Parking |
|---|---|---|
Residential Low | N/A | N/A |
Residential Medium | Storage for at least 2.5% of peak visitors, but no fewer than four (4) spaces per building. | Storage for at least 30% of all regular building occupants, but no fewer than one (1) space per residential unit. |
Residential High | Storage for at least 2.5% of peak visitors, but no fewer than four (4) spaces per building. | Storage for at least 30% of all regular building occupants, but no fewer than one (1) space per residential unit. |
Light Industrial and Production | Storage for at least 2.5% of peak visitors, but no fewer than four (4) spaces per building. | Storage for at least 5% of all regular building occupants, but no fewer than four (4) spaces per building. |
Research and Development | Storage for at least 2.5% of peak visitors, but no fewer than four (4) spaces per building. | Storage for at least 5% of all regular building occupants, but no fewer than four (4) spaces per building. |
Office | Storage for at least 2.5% of peak visitors, but no fewer than four (4) spaces per building. | Storage for at least 5% of all regular building occupants, but no fewer than four (4) spaces per building. |
Community | Storage for at least 2.5% of peak visitors, but no fewer than four (4) spaces per building. | Storage for at least 5% of all regular building occupants, but no fewer than four (4) spaces per building. |
Commercial | At least two (2) storage spaces for every five thousand (5,000) square feet, but no fewer than two (2) spaces per building. | Storage for at least 5% of all regular building occupants, but no fewer than two (2) spaces per building. |
5.
Development Standards.
A.
Compliance with the PLDP. Parcel and Building Design regulations within Section 04 of the Preliminary Land Development Plan, as amended, are incorporated herein and compliance with such requirements, as amended, shall be a prerequisite of approval of a FLDP.
B.
Active Ground Floor Uses. Active ground floor use requirements. Active ground floor uses shall be included along the frontages identified on Figure 2 in the SP-10 Appendix. Active ground floor uses are as follows: Art or Music Studio, Bank or Financial Institution (Limited), Bank or Financial Institution (General), Child Care (General), College or University Campus, Community Center (Limited), Community Center (General), Cultural Service (Limited), Cultural Service (General), Grocery Store (Limited), Grocery Store (General), Hotel/Motel (Limited), Hotel/Motel (General), Library (Limited), Library (General), Recreation and Entertainment Indoor (Limited), Recreation and Entertainment Indoor (General), Restaurant Fast-Food (Limited), Restaurant (Limited), Restaurant (General), Retail Sales and Services (Limited), Retail Sales and Services (General), Farmer's Market, Neighborhood Hospital, Spa, and Water Enhanced Facility or Use.
C.
Build-to-Zone.
(a)
Type 1 Frontage: All structures located along a Type 1 Frontage as identified in Figure 3-1 of the SP-10 Appendix[2] shall occupy no less than ninety (90) percent of the lot frontage within the Build-to-Zone.
[2]
Editor's Note: The SP-10 Appendix is included as an attachment to this Title.
(b)
Type 2 Frontage: All structures located along a Type 2 Frontage as identified in Figure 3-2 of the SP-10 Appendix shall occupy no less than seventy (70) percent of the lot frontage within the Build-to-Zone.
(c)
Type 3 Frontage: All structures located along a Type 3 Frontage as identified in Figure 3-3 of the SP-10 Appendix shall occupy no less than thirty (30) percent of the lot frontage within the Build-to-Zone.
D.
Building Height.
i.
Maximum Building Height.
(a)
All development within the River District shall be limited to a maximum building height of two hundred forty (240) feet.
(b)
All development within the Mill District and Flats District, except for HG Blocks 62 and 63, shall be limited to a maximum building height of one hundred fifty (150) feet.
(c)
All development on HG Blocks 62 and 63 shall be limited to a maximum building height of eighty-five (85) feet.
ii.
Minimum Building Height. All development shall have a building height of at least thirty-two (32) feet.
iii.
Building Stepback Requirements.
(a)
Buildings located on each developable HG Block shall be subject to stepback requirements set forth in this Section. The term "stepback" refers to a technique whereby the floorplate of the building is reduced from the Street at certain heights of a building to improve the pedestrian experience, enable sunlight penetration to the ground plane (streets and public spaces), and creating interesting and functional rooftops at various building levels. An example of a building stepback is identified on Figure 4 of the SP-10 Appendix.[3]
[3]
Editor's Note: The SP-10 Appendix is included as an attachment to this Title.
(b)
Stepback Types:
Stepback Type I:
Distance from Development Lot Line (Stepback Line) | Maximum Height |
|---|---|
0 - at least 10 feet | 45 feet |
10 or more feet - at least 20 feet | 85 feet |
Stepback Type II:
Distance from Development Lot Line (Stepback Line) | Maximum Height |
|---|---|
0 - at least 15 feet | 65 feet |
(c)
Designation of Stepback Areas:
(1)
Stepback Type I: All frontages requiring Stepback Type I are designated on Figure 5-1 of the SP-10 Appendix.
(2)
Stepback Type II: All frontages requiring Stepback Type II are designated on Figure 5-2 of the SP-10 Appendix.
(d)
Buildings or the portions of buildings that are set back from the Development Lot Line at a distance that is equal to or greater than an applicable Stepback Line shall be exempt from the maximum height limitation applicable to such Stepback Line.
(e)
If an HG Block is combined with another HG Block across a Shared Way or street that has not yet been dedicated to the City in accordance with the provisions of this ordinance, the stepback requirement applicable to frontage along such Shared Way or street shall not be applicable to the extent the building crosses such Shared Way or street.
E.
Building Transparency Requirements.
i.
All buildings containing any use at the ground level, except for uses classified as Light Industrial and Production, Research and Development, and Residential Low, shall be subject to the following ground floor transparency requirements where any Façade fronts a Street or Urban Open Space:
(a)
Except for frontages requiring Active Uses as identified on Figure 2, all buildings shall have minimum ground floor transparency of 60% of the Façade measured from the average grade of such Façade to fourteen (14) feet above such average grade.
(b)
All buildings with frontages requiring Active Uses as identified on Figure 2 shall have minimum ground floor transparency of 70% of the Façade measured from the average grade of such Façade to eighteen (18) feet above such average grade.
ii.
All buildings containing Residential Low use at the ground level shall have minimum ground floor transparency of 15% of the Façade measured between the average grade of such Façade and ten (10) feet above such average grade for each Façade that fronts a Street or Urban Open Space.
iii.
All buildings containing uses classified as Light Industrial and Production and/or Research and Development at the ground level shall have minimum ground floor transparency of 30% of the Façade measured between the average grade for each Façade and fourteen (14) feet above such average grade for each Façade that fronts a Street or Urban Open Space.
iv.
Upper floor Façades that front a Street or Urban Open Space of all buildings shall have an aggregated minimum of 30% transparency.
F.
Ground Floor Height Requirements.
i.
All buildings, except for buildings containing ground floor Residential Low use and except for buildings required to have ground floor Active Uses as identified on Figure 2 shall have a Ground Floor Height of fourteen (14) feet or greater.
G.
Building Length. A building or buildings shall not exceed five hundred (500) linear feet measured in a straight line from end to end along any Façade.
H.
Urban Open Space. A minimum of ten (10) percent of the entire SP-10 Hazelwood Green shall be provided and maintained as Urban Open Space. Each Subdistrict shall have a minimum of ten (10) percent Urban Open Space.
6. ASSISTED LIVING CLASS C BASIC INDUSTRY (LIMITED) BUILD TO ZONE COLLEGE OR UNIVERSITY CAMPUS COMMUNITY CENTER (LIMITED) COMMUNITY CENTER (GENERAL) DEVELOPABLE ACRE DEVELOPMENT LOT DEVELOPMENT LOT LINE FAÇADE(S) FARMER'S MARKET FILM PRODUCTION FLDP GROUND FLOOR HEIGHT INTEGRAL PARKING NEIGHBORHOOD HOSPITAL LABORATORY/RESEARCH SERVICES, OUTDOOR PARKS AND RECREATION (LIMITED) PARKS AND RECREATION (GENERAL) PLDP PODIUM PARKING PROTECTED BICYCLE PARKING RECREATION AND ENTERTAINMENT, INDOOR (LIMITED) RECREATION AND ENTERTAINMENT, INDOOR (GENERAL) RECREATION AND ENTERTAINMENT, OUTDOOR RELIGIOUS ASSEMBLY (LIMITED) RELIGIOUS ASSEMBLY (GENERAL) RESIDENTIAL: LOW RESIDENTIAL: MEDIUM RESIDENTIAL: HIGH RESTAURANT (LIMITED) SHARED PARKING SHARED WAY SHARED WAY, FIXED SPA SP 10 PARKING THRESHOLD STEPBACK LINE TEMPORARY INTERIM USE TEMPORARY SURFACE LOTS UNPROTECTED BICYCLE PARKING VOCATIONAL SCHOOL (LIMITED) VOCATIONAL SCHOOL (GENERAL) WAREHOUSE (LIMITED, GENERAL) WATER DEPENDENT FACILITY OR USE WATER ENHANCED FACILITY OR USE
Definitions.
Assisted Living facility means a facility for the accommodation of convalescents or chronically ill persons, in which such nursing care and medical services are prescribed or are performed under the general direction of persons licensed to provide such care or services in accordance with Commonwealth laws. Class C mean a facility with eighteen (18) or more patient beds.
means an establishment engaged in the basic processing and manufacturing of materials or products predominantly from extracted or raw materials where such products are produced and manufactured in connection with another permitted use in the SP-10.
means the area between: (a) the Street or Fixed Shared Way and the Development Lot Line, and (b) six (6) feet measured perpendicular from the Street or Fixed Shared Way to the Development Lot Line.
for purposes of the SP-10 means a college, community college or other post-secondary educational complex not in an EMI District, which shall include one (1) or more of the following uses: teaching and research facilities; educational classroom space; public assembly; child care facilities; student center; food service facilities; library; administrative offices; and indoor recreation facilities. In no event shall outdoor recreation facilities be considered a College or University Campus use.
for purposes of the SP-10 means a Community Center which primarily serves the community in which it exists and with a gross floor rear of less than five thousand (5,000) square feet.
for purposes of the SP-10 means a Community Center with a gross floor area of five thousand (5,000) square feet or more.
shall mean the total square footage of a Development Lot exclusive of all Streets, Shared Ways, and streets that have not yet been dedicated to the City.
for the purpose of the SP-10 means all or a portion of an HG Block that is proposed for development as part of a FLDP approval application.
shall mean any boundary line of a Development Lot.
shall mean any exterior elevation of a structure or building as viewed from a single vantage point and determined by the Zoning Administrator.
means an area designated for the sale of foods and agricultural products directly to consumers from farmers and/or the producers of such foods or products.
means the filming or videotape on location in a natural setting or within a studio or building for the purpose of producing a feature-length movie, made-for-television movie, television series, documentary, commercial advertisement, industrial film, or commercial still photograph. This term shall not include the filming of current news events.
shall mean a Final Land Development Plan submitted under Section 922.11.C of the Code.
shall mean the height measured from the exterior average grade along the building frontage to the bottom of the second floor.
means "tuck-under" parking achieved through its incorporation into architectural elements of a building such as a garage or overhead covered areas, but excluding carports.
means a facility that: (1) occupies not more than forty thousand (40,000) square feet; and (2) offers no more than fifteen (15) emergency room bays and no more than fifteen (15) inpatient beds for medical related use twenty-four (24) hours per day by individuals requiring diagnosis, treatment, or care for illness, injury, deformity, infirmity, abnormality or disease; and/or (3) regularly makes available clinical laboratory services, diagnostic radiological services, treatment facilities for medical treatment, and/or other services associated with hospitals licensed by the Pennsylvania Department of Health.
shall mean an establishment engaged in conducting basic applied, industrial or scientific research, other than medical testing, where such services are not contained in an enclosed building or structure, including production of prototype products when limited to the minimum scale necessary for full investigation of the merits of a product, but excluding production of products used primarily or customarily for sale or for us in non-prototype production or operations.
shall mean a Parks and Recreation use that does not have spectator seating, concession, lighted playing courts or fields.
means a Parks and Recreation use with spectator seating, concession, lighted playing courts or fields.
shall mean the Hazelwood Green Preliminary Land Development Plan Special Planned District 10 (SP-10) dated ______.
is parking that is accessory to another use and located within the building containing that use.
shall have the meaning set forth in Section 914.05.A.3.
for purposes of the SP-10 means an Indoor Recreation and Entertainment use that has a gross floor area of less than ten thousand (10,000) square feet.
for purposes of the SP-10 means an Indoor Recreation and Entertainment use that has a gross floor area of ten thousand (10,000) square feet or more.
means an establishment offering recreation, entertainment or games of skill to the general public for a fee or charge wherein any portion of the activity takes place in the open. Typical uses include archery range, golf driving ranges and miniature golf course and other types of recreation and entertainment not otherwise defined.
for purposes of the SP-10 means a Religious Assembly use that has a gross floor area of less than five thousand (5,000) square feet.
for purposes of the SP-10 means a Religious Assembly use that has a gross floor area of five thousand (5,000) square feet or more.
means any residential use that has between twenty-five (25) dwelling units per Developable Acre and thirty-eight (38) dwelling units per Developable Acre.
means any residential use that has between thirty-nine (39) dwelling units per Developable Acre and sixty-two (62) dwelling units per Developable Acre.
means any residential use that has sixty-three (63) or more dwelling units per Developable Acre.
for purposes of the SP-10 means a Restaurant with a gross floor area of less than twenty-four hundred (2,400) square feet.
means parking that is made available to multiple users and/or to the general public in addition to serving a specific use.
means an alley or street that is not dedicated to and accepted by the City of Pittsburgh as a public street or way, but is a public easement which is accessible to the public and which provides access to a building or lot.
means a Shared Way as designated in the PLDP that is not subject to removal or changed location.
means an establishment devoted to health, fitness, beauty, and relaxation, provided that any massage services are administered by a massage therapist licensed by the Pennsylvania Board of Massage Therapy.
means two thousand (2,000) vehicular parking spaces located in Temporary Surface Lots throughout the SP-10 District.
shall mean the required distance from the Development Lot Line pursuant to Section VII.D.iii(b).
means any use that: (1) is identified in Table 2 of the SP-10 Appendix[4]; and (2) by its nature does not involve a structure or building capable of compliance with the design requirements of the SP-10 Zoning Ordinance and/or the PLDP.
means any Development Lot used for parking motor vehicles for a specified period of time stated in a certificate of occupancy.
shall have the meaning set forth in Section 914.05.A.4 of the Code.
for purposes of the SP-10 means a Vocational School for fewer than one hundred (100) students.
for purposes of the SP-10 means a Vocational School for one hundred (100) students or more.
means an establishment that is engaged in the storage of materials, equipment or products that will be distributed to wholesalers or retailers.
means 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.
means a 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.
[4]
Editor's Note: The SP-10 Appendix is included as an attachment to this Title.
R.
SP-11, Lower Hill Planned Development District.
1.
Boundaries. The SP-11 Lower Hill Planned Development District shall be generally bounded as follows:
On the east, by the centerline of Crawford Street;
On the south, by the centerline of Centre Avenue;
On the west, by the centerline of Chatham Square;
On the north, by the centerline of Bigelow Boulevard and continuing along the centerline of Bedford Avenue; and
Including those areas comprising Lot 2R, Third Revision as depicted on that certain Pittsburgh Arena, URA Plan of Lots approved by City Planning on November 27, 2012 and recorded in the real estate records of Allegheny County at Plan Book Volume 276, page 34, such area being more particularly described as Subdistrict 3 below.
2.
Development Subdistricts. The Lower Hill Planned Development District shall be divided into three (3) "Subdistricts" referred to as "Subdistrict 1"; "Subdistrict 2" and "Subdistrict 3", inclusive. The Subdistricts shall be located in those areas as depicted in Figure 909.01.R.2.A.[5] below and such subdistricts are bounded as follows:
Subdistrict 1 is bounded: |
On the east, beginning at that certain point located on Crawford Street, such point being situated approximately one hundred ninety (190) feet south of the intersection of Bedford Avenue and Crawford Street ("Point A") and continuing in a southerly direction along the centerline of Crawford Street a distance of eight hundred fifty (850) feet to a point located on Crawford Street, such point being situated approximately two hundred fourteen (214) feet north of the intersection of Crawford Street and Centre Ave. ("Point B"); |
On the south, beginning at Point B and continuing in a westerly direction a distance of four hundred seven (407) feet to a point located two hundred sixty one (261) feet north of Centre Avenue and four hundred seven (407) feet west of Crawford Street ("Point C"); |
On the west, beginning at Point C and continuing in a northerly direction a distance of seven hundred ninety-one (791) feet to a point located one hundred eighty-nine (189) feet south of the centerline of Bedford Ave. and four hundred one (401) feet west of Crawford Street ("Point D"); and |
On the north, beginning at Point D and continuing in a easterly direction a distance of four hundred one (401) feet to Point A. |
Subdistrict 2 is bounded: |
On the east, by the centerline of Crawford Avenue; |
On the south, by the centerline of Centre Avenue; |
On the west, by the centerline of Chatham Square; |
On the north, by the centerline of Bigelow Boulevard and continuing along the centerline of Bedford Avenue; and |
Except and excluding the area contained in Subdistrict 1. |
Subdistrict 3 is bounded: |
By the boundary line of Lot 2R, Third Revision as depicted on that certain Pittsburgh Arena, URA Plan of Lots approved by City Planning on November 27, 2012, and recorded in the real estate records of Allegheny County at Plan Book Volume 276, page 34, and further described as follows: |
Beginning at a point on the southerly right-of-way line of Centre Avenue, 112' wide, at the dividing line of Lot 1 of the Pittsburgh Arena and Epiphany Church Plan of Lots, recorded in Plan Book Volume 264, page 47 and property herein described; thence along the southerly right-of-way line of Centre Avenue, 112' wide, North 89°25'06" East, 612.32' to a point at the northwest corner of Lot 3 of the Arena Hotel Plan of Lots, recorded in Plan Book Volume 266, Page 31; thence along the dividing line of Lot 3 of the Arena Hotel Plan of Lots and property herein described, the following two (2) courses and distances, viz: South 02°56'36" West, 131.27' to a point; thence South 86°47'52" East, 349.02' to a point at the westerly line of Lot 4 of the Pittsburgh Arena and Washington Plaza Plan of Lots, recorded in Plan Book Volume 274, Page 76; thence along the dividing line of Lot 4 of the Pittsburgh Arena and Washington Plaza Plan of Lots and property herein described, the following seven (7) courses and distances, viz: South 07°47'52" East, 8.60' to a point; thence South 74°41'56" East, 18.05' to a point; thence South 37°13'27" East, 64.76' to a point; thence South 32°39'07" East, 68.20' to a point; thence South 73°48'25" East, 2.81' to a point; thence South 39°43'46" East, 61.70' to a point; thence South 29°02'08" East, 2.62' to a point on the northerly right-of-way line of Colwell Street, 60' wide; thence along the northerly right-of-way line of Colwell Street, 60' wide, North 86°47'02" West, 140.68' to a point on the westerly right-of-way line of Colwell Street, 60' wide; thence along the westerly right-of-way line of Colwell Street, 60' wide, South 03° 12'58" West, 60.00' to a point on the northerly line of Lot 5 of the Pittsburgh Arena, URA Plan of Lots, to be recorded; thence along the dividing line of Lot 5 of the Pittsburgh Arena, URA Plan of Lots and property herein described, the following two (2) courses and distances, viz: North 86°47'02" West, 134.06' to a point; thence South 03°00'02" West, 100.01' to a point on the northerly right-of-way line of Our Way, 28' wide; thence along the northerly right-of-way line of Our Way, 28' wide; |
North 86°47'02" West, 281.71' to a point; thence along the westerly right-of-way line of Our Way, 28' wide and along the westerly line of property now or formerly Dosco Inc.; |
South 03°12'58" West, 116.95' to a point on the northerly right-of-way line of Fifth Avenue; thence along the northerly right-of-way line of Fifth Avenue, North 86°47'02" West, 561.46' to a point on the easterly right-of-way line of Washington Place; thence along the easterly right-of-way line of Washington Place, the following three (3) courses and distances, viz: by an arc of a circle deflecting to the right in a northwestwardly direction, having a radius of 12.00', an arc distance of 19.12' (chord bearing and distance, North 41°08'47" West, 17.16') to a point; thence North 04°29'28" East, 23.04' to a point; thence by an arc of a circle deflecting to the left in a northwestwardly direction, having a radius of 411.00', an arc distance of 171.68' (chord bearing and distance, North 07°28'31" West, 170.43') to a point at the southwest corner of Lot 1 of the Pittsburgh Arena and Epiphany Church Plan of Lots; thence along the dividing line of Lot 1 of the Pittsburgh Arena and Epiphany Church Plan of Lots and property herein described, the following eight (8) courses and distances, viz: North 64°12'59" East, 106.95' to a point; thence North 25°42'53" West, 46.80' to a point; thence North 65°23'06" East, 38.00' to a point; thence North 26°35'07" West, 73.47' to a point; thence North 63°49'24" East, 30.74' to a point; thence North 26°10'36" West, 10.00' to a point; thence North 63°49'24" East, 31.19' to a point; thence North 25°48' 11" West, 132.89' to the place of beginning. |
[5]
Editor's Note: Said figure is on file in the City offices.
3.
Use.
(a)
Permitted Primary Uses Subdistrict 1.
(i)
Uses in the Lower Hill Planned Development District Subdistrict 1 shall be as follows:
Single-Unit Attached Residential; |
Two-Unit Residential; |
Three-Unit Residential; |
Multi-unit Residential; |
Child Care (Limited); |
Community Center (Limited); |
Housing for Elderly (Limited); |
Parks and Recreation (Limited); |
Parks and Recreation (General). |
(ii)
The following primary uses shall be permitted on the ground floor in Subdistrict 1, provided (a) any such use faces Urban Open Space as designated in any Final Land Development Plan and (b) any such use does not have frontage along Crawford Street:
Bank or Financial Institution (Limited); |
Bank or Financial Institution (General); |
Grocery Store (Limited); |
Laundry Services; |
Medical Office/Clinic (Limited); |
Office (Limited); |
Restaurant (Limited); |
Restaurant (General); |
Retail Sales and Service (Limited); |
For purposes of this Section, Restaurant (Limited) and Restaurant (General) in Subdistrict 1 shall not include restaurants with accessory brewing or distilling facilities.
(iii)
Additionally, the following primary uses shall be permitted in Subdistrict 1, provided: (a) any such use does not have frontage along Crawford Street; (b) any such use that has frontage along Wylie Avenue is lined with an active use on the ground level; and (c) any such use is screened or articulated in conformance with the standards of the Lower Hill Redevelopment Preliminary Land Development Plan. Nothing in this Section shall be constructed to prohibit an entrance to a parking structure on Crawford Street.
Parking Structure (Limited); |
Parking Structure (General). |
(iv)
The following uses are permitted by special exception in the SP-11, Subdistrict 1 in accordance with Section 922.07:
Child Care (General), subject to the use standards set forth in Section 911.04.A.12(a); |
Community Center (General), subject to the use standards set forth in Section 911.04.A.14(b)(1); |
Housing for Elderly (General), subject to the use standards set forth in Section 911.04.A.35(a) and (b); |
Retail Sales and Service (General), provided that Retail Sales and Service (General) use shall be permitted only if such use: (a) is located only on the Ground Level; (b) faces Urban Open Space as designated in any Final Land Development Plan; and (c) and does not have frontage along Crawford Street. |
(b)
Permitted Primary Uses Subdistricts 2 and 3.
(i)
Unless otherwise modified by this Section 909.01.R.3, uses permitted in the Lower Hill Planned Development District Subdistrict 2 and Subdistrict 3 shall be the same as, subject to the same use review and approval processes as, and subject to the same conditions applicable to those uses permitted in the GT, Golden Triangle District, as the use regulations for the GT, Golden Triangle District are amended from time to time. The following uses, which are permitted either by right or as Administrator Exceptions in the GT, Golden Triangle District and the SP-11, Lower Hill Planned Development District, are modified as follows:
Public Assembly (Limited) and Public Assembly (General) shall specifically include conference rooms; and |
Manufacturing/Assembly (Limited) shall specifically include bakeries, breweries and distilleries. Breweries and distilleries must be an accessory use as part of a restaurant or public entertainment venue; and |
For purposes of this Section, Restaurant (Limited) and Restaurant (General) in Subdistrict 2 or 3 may include restaurants with accessory baking, brewing or distilling facilities provided such accessory use is approved by Administrator Exception.
(ii)
In addition to the foregoing, the following uses shall also be permitted in the SP-11 Lower Hill Planned Development District Subdistricts 2 and 3 by right, subject to any additional regulations set forth below:
Animal Care (Limited); |
College or University Campus; |
Housing for the Elderly (Limited); |
Housing for the Elderly (General); |
Laundry Services; |
Parking Structure (Limited) provided any such use that has frontage along Center Avenue or Wylie Avenue is lined with an active use on the Ground Level; |
Parking Structure (General) provided any such use that has frontage along Center Avenue or Wylie Avenue is lined with an active use on the Ground Level; |
Residential, Single-Family Attached; |
Retail Sales and Service, Residential Convenience; |
Spa; |
Gallery display or museum use; |
Police substation less than two thousand (2,000) square feet; |
"Spa" shall mean an establishment devoted to health, fitness, beauty and relaxation, provided that any massage services are administered by a massage therapist licensed by the Pennsylvania Board of Massage Therapy.
(iii)
In addition to those uses permitted by Special Exception in the GT, Golden Triangle District, the following additional uses are permitted by Special Exception in the SP-11, Subdistricts 2 and 3 in accordance with Section 922.07:
Energy Generation (Limited), subject to the use standards set forth in Section 909.01.R.3(e); |
Laboratory/Research Services (Limited). Cannot house animals larger than five (5) lbs.; |
Laboratory Research Services (General). Cannot house animals larger than five (5) lbs.; |
Outdoor Retail Sales and Service (Non-Accessory Use), subject to the use standards set forth in Section 911.04.A.91, except that the provisions of Section 911.04.A.91(a) shall not apply; |
Personal Care Residence (Small), subject to the use standards set forth in Section 911.04.A.95.B., except that the parking requirements of Section 911.04.A.95.B(a)(vi) shall not apply; |
Recycling Collection Station, provided the approving body determines that such use will not create detrimental impacts on the surrounding properties, taking into consideration generation of noise, emission of odors, and hours of operation. In addition, such use shall be subject to the use standards set forth in Section 911.04.A.51. |
(iv)
In addition to those uses permitted by Conditional Use in the Golden Triangle District, the following additional uses are permitted by Conditional Use in the SP-11, Subdistricts 2 and 3 in accordance with Section 922.06:
Dormitory, subject to the use standards set forth in Section 911.04.A.23(b); |
Energy Generation (General), subject to the use standards set forth in Section 909.01.R.3(e); |
Manufacturing and Assembly (Limited), subject to the use standards set forth in Section 911.04.A.40; |
Manufacturing and Assembly (General), subject to the use standards set forth in Section 911.04.A.40; |
Service Station, provided: (a) gasoline pumps shall not be located in any front or side yard and are not visible from any primary street; (b) such use is integrated into a mixed use structure or attached to another structure; (c) such use otherwise complies with all development standards of the Preliminary Land Development Plan; and (d) such use is subject to the use standards of Section 911.04.A.65. |
(v)
In addition to those uses not expressly permitted in the GT Golden Triangle District and not otherwise permitted above, the following uses shall not be permitted in the SP-11 Lower Hill Planned Development District even if any such use later becomes a permitted use in the GT Golden Triangle District by right, administrator exception, special exception, conditional use approval or by any other means whatsoever:
Adult Entertainment; |
Communication Tower Class A; |
Communication Tower Class B; |
Communication Tower Class C; |
Controlled Substance Dispensation Facility; |
Correctional Facility (Limited); |
Correctional Facility (General); |
Custodial Care Facility; |
Excavation/Grading/Fill, Major; |
Firearms Business Establishment; |
Forestry Activities; |
Fraternity/Sorority; |
Vehicle Equipment Repair (Limited); |
Vehicle Equipment Repair (General); |
Vehicle Equipment Sales (Limited); |
Vehicle Equipment Sales (General). |
(c)
In the event the provisions of this Section 909.01.R.3 conflict with the uses otherwise permitted in the Golden Triangle (GT) District (whether by right, administrator exception, special exception or conditional use), the provisions of this Section 909.01.R.3 shall prevail.
(d)
Accessory Uses and Structures, Residential.
(i)
Accessory Uses and Structures as set forth in Section 912.02 shall be permitted in Subdistrict 1, subject to all standards, limitations and restrictions set forth in Chapter 912 and in the Preliminary Land Development Plan and any applicable Final Land Development Plan. In addition, Energy Generation Limited shall be permitted as an accessory use in Subdistrict 1, subject to the use standards set forth in Section 909.01.R.3(e). Accessory surface parking is permitted only for residential use in Subdistrict 1.
(ii)
Accessory Uses and Structures, Non-residential. Except as otherwise set forth herein, accessory uses and structures as set forth in Sections 912.02 and 912.03 shall be permitted in Subdistricts 2 and 3, subject to all standards, limitations and restrictions set forth in Chapter 912 and in the Preliminary Land Development Plan and any applicable Final Land Development Plan. In addition, energy generation shall be permitted as an accessory use in Subdistrict 2 subject to the use standards set forth in Section 909.01.R.3(e). In no event shall accessory surface parking be permitted in Subdistricts 2 and 3.
(e)
Energy Generation shall comply with the following use standards:
(i)
Such use shall provide energy supply to the SP-11 District;
(ii)
Such use shall be within a completely enclosed building, except that solar and wind related uses may be located on the roof or on the exterior of a building, provided all development standards of the Preliminary Land Development Plan are satisfied;
(iii)
All development standards of the Preliminary Land Development Plan shall be applicable;
(iv)
The approving body or the Zoning Administrator, as applicable, shall require additional landscaping and screening of the facility to the extent it deems necessary to screen the facility or related structures from surrounding properties;
(v)
The approving body or the Zoning Administrator, as applicable, shall determine that such use will not create detrimental impacts on surrounding properties, taking into consideration the probable traffic generation, the physical relationship of the proposed use and structure to surrounding uses and structures, the probable hours of operation, and the emission of odors, fumes, dust, noise, vibration or glaring light.
(f)
The following terms shall have the meanings set forth below:
(i) ENERGY GENERATION
shall mean any facility, whether privately or publically owned, that produces energy from (i) renewable natural resources such as sunlight, wind, water, or geo-thermal heat; and/or (ii) the burning of non-toxic materials and/or biomass such as solid waste, trash, or plant materials; or (iii) the burning of natural gas or other clean burning fuels. This term shall not include gas or oil processing, drilling or manufacturing facilities or related impoundments.
(ii) ENERGY GENERATION (LIMITED)
shall mean Energy Generation that: (a) is located on the zoning lot of the owner that will utilize the energy source for such owner's own use (the "Primary Beneficiary"); (b) is intended primarily to offset part or all of the Primary Beneficiary's energy requirements; (c) is secondary to the Primary Beneficiary's use of the property for other lawful purpose(s); and (d) does not emit vibrations, noxious odors, fumes or dust.
(iii) ENERGY GENERATION (GENERAL)
shall mean all Energy Generation that is not Energy Generation (Limited) as defined above.
(g)
Retail Sales and Services (General). Retail Sales and Services (General) shall be subject to the following additional criteria in Subdistrict 2:
(i)
Such use shall not be permitted as the only use within a single building and shall be permitted only in conjunction with another permitted use or uses.
(ii)
The square footage devoted to Retail Sales and Services (General) on any ground level of a single structure shall be limited to fifty thousand (50,000) square feet.
(iii)
Such use shall be permitted to contain square footage in excess of fifty thousand (50,000) square feet, provided additional square footage for such use is not located on the ground level.
4.
Parking.
(a)
Pursuant to Section 914.04, as hereby amended, the SP-11 District is a parking exempt area and the minimum off-street automobile parking spaces required in Section 914.02.A shall be decreased by one hundred (100) percent.
(b)
Any applicant seeking off-street parking that is designated at all times as accessory parking to a principal use shall be permitted to supply no more than the number of off-street automobile spaces described as "Minimum Off-Street Automobile Spaces Required" for such use in Section 914.02.
(c)
An applicant may exceed the maximums set forth in Section 909.01.R.4(b) above for off-street parking that is designated at all times as accessory parking to a principal use by obtaining special exception approval. Such approval shall be subject to the use standards set forth in Section 911.04.A.87(a)(1) and any applicant seeking special exception approval for excess off-street parking shall be required to provide evidence to the approving body that off-street automobile spaces in excess of the permitted number described at Section 909.01.R.4(b) above, cannot be integrated into a parking structure providing off-street parking spaces that are shared by multiple users.
(d)
The parking ratios in Section 914.02.A shall not apply to parking structures or any use that seeks to provide off-street parking in a parking structure, provided that the parking spaces are shared by multiple users and are not designated at all times as accessory parking to a principle use.
(e)
All applicants seeking Final Land Development Plan approval for any use shall be required to submit a parking demand analysis that complies with the provisions of Section 922.11.C.2(d). The parking demand analysis' original scope and final report must be approved by the City of Pittsburgh.
(f)
Nothing herein shall be deemed to supersede the provisions of Section 914.02.C of this chapter.
5.
Development Standards.
(a)
Compliance with Preliminary Land Development Plan. Development regulations within Sections 2-4 of the Preliminary Land Development Plan, as amended, are incorporated herein and compliance with such requirements shall be a prerequisite of approval of a Final Land Development Plan.
(b)
Maximum First Floor Height.
(i)
All buildings within Subdistricts 2 and 3 shall have a maximum first floor height of eighteen (18) feet. For purposes of this Section, "first floor height" shall mean the vertical distance between the finished floor elevation located at ground level and the highest point of the ceiling.
(ii)
The Zoning Administrator may allow additional first floor height if, in the discretion of the Zoning Administrator, such additional height does not diminish density appropriate to the site, and one (1) of the following two (2) criteria are satisfied: (a) the excess height is an integral part of an architectural feature of the building, such as a lobby, entrance, atrium, mezzanine, or other similar feature, or (b) the topography of a site results in a higher first floor height, provided that the first floor height where the building meets the highest grade of the site does not exceed eighteen (18) feet.
(iii)
Additional maximum first floor height shall be allowed in accordance with the special exception procedures of Section 922.07 with the following standards:
(a)
The specific function of the use of the first floor requires a greater height at ground level, such as Indoor Recreation and Entertainment use or Religious Assembly use;
(b)
The form of the building complies with all PLDP design regulations;
(c)
The building otherwise meets the minimum height requirements under Section 909.01.R.5(c); and
(d)
The use of the ground floor is not designated to Retail Sales and Service; and
(e)
Such additional height does not diminish density appropriate to the site.
(c)
Height Standards.
(i)
Maximum Heights. All buildings or portions of buildings may have heights up to the maximum heights set forth below (each designated area marked with a lower case letter is referred to as a "Height Zone"):
 |
(ii)
Minimum Heights. All buildings throughout the SP-11 District shall be subject to the minimum heights set forth below:
 |
(iii)
The following table sets forth the minimum and maximum heights within each Height Zone as depicted in the above minimum and maximum height graphics:
Height Zone | Minimum Height | Maximum Height |
|---|---|---|
Zone a | 30 feet | 50 feet |
Zone b | 50 feet | 50—120 feet (as depicted above) |
Zone c | 40 feet | 70—90 feet (as depicted above) |
Zone d | 50 feet | 150 feet |
Zone e | 40 feet | 100—120 feet (as depicted above) |
Zone f | 50 feet | 160 feet |
Zone g | 50 feet | 130—150 feet (as depicted above) |
Zone h | 50 feet | 110—130 feet (as depicted above) |
Zone i | 50 feet | 180 feet |
Zone j | 60 feet | 150 feet |
Zone k | 60 feet | 140—180 feet (as depicted above) |
Zone l | 80 feet | 300—700 feet (as depicted above) |
Zone m | 20 feet | 50 feet |
Zone n | 50 feet | 150 feet |
(iv)
Buildings shall be permitted to cross any Height Zone boundary (including boundaries within a particular Height Zone) provided each portion of any such building complies with the Height Zone requirements in which each respective portion of the building is located.
(v)
For purposes of measuring minimum and maximum heights within the SP-11 Lower Hill Planned Development District, in addition to the exemptions from height standards set forth in Section 925.07.C, parapets and cornices shall not be counted towards the height of a building.
(vi)
The height bonus permitted under Section 915.04.D for LEED certified buildings shall not be applicable to any portion of a building located within Height Zone a, b, c, e, g, h, k or j.
(d)
Maximum Setbacks.
(i)
All buildings within the SP-11 District shall comply with the setback requirements of the Preliminary Land Development Plan, as amended, but in no event shall the maximum setback within the SP-11 District exceed twenty (20) feet, except for buildings with forecourts, which shall be permitted to have a maximum forecourt setback of fifty (50) feet).
For purposes of this Section, the term "forecourt" shall mean the portion of the building facade that has a deeper setback from the front lot line than the remaining portion of the building facade. Forecourts shall not exceed forty (40) percent of the building facade.
(e)
Minimum Building Depth.
(i)
Except as set forth below, all buildings within Subdistricts 2 and 3 shall have a minimum building depth of fifty-five (55) feet. For purposes of this Section, the term "building depth" shall mean the distance from the facade of a building to the exterior elevation of such building facing the rear lot line.
(ii)
The following buildings shall have no minimum depth requirement provided any such building otherwise complies with all other requirements set forth herein and in the Preliminary Land Development Plan, including, without limitation, all applicable height requirements:
(iii)
Buildings within Subdistrict 1 shall have no minimum depth requirement.
(f)
Urban Open Space.
(i)
Not less than ten (10) percent of the land area within the SP-11 Lower Hill Planned Development District shall be improved as Urban Open Space. The Urban Open Space shall be aggregated, located and developed as specified in the Preliminary Land Development Plan and shall be labeled as "Urban Open Space" on the Improvement Subdivision Site Plan required by Sections 909.01.C and 922.11.C.2 of this Code and any subsequent subdivision plan or plan of lots.
(ii)
The Urban Open Space and public access thereto shall comply with all requirements of Section 909.01.D.3(c) of this Code.
(g)
Notice. In addition to other applicable notice requirements of this chapter, for the purposes of this SP-11 District, all applications for a Final Land Development Plan, an amendment to a Final Land Development Plan or an application for an Occupancy Permit made to the Zoning Administrator, the Zoning Administrator shall send notice of such application to the Office of the Mayor of Pittsburgh and the District 6 City Council representative, the Urban Redevelopment Authority of Pittsburgh, the Sports and Exhibition Authority of Pittsburgh and Allegheny County.
(h)
Signage.
(i)
All non-advertising signs permitted in LNC Districts pursuant to Chapter 919 shall be permitted in Subdistrict 1 of the SP-11 Lower Hill Planned Development District.
(ii)
All non-advertising signs permitted in GT Districts pursuant to Chapter 919 shall be permitted in Subdistricts 2 and 3 of the SP-11 Lower Hill Planned Development District.
(iii)
The provisions of Section 919.03.P shall apply to Major Public Destination Facility Electronic Signs in the SP-11 Lower Hill Planned Development District, except as modified below:
(1)
A Major Public Destination Facility Electronic Sign that is classified as a Large Video Display shall be located (A) on the same parcel as the Major Public Destination Facility; or (B) within or directly adjacent to a Major Public Destination Facility Plaza, provided such sign is under the control of the primary occupant of the Major Public Destination Facility.
(2)
A Major Public Destination Facility Electronic Sign that is not classified as a Large Video Display shall be located within one thousand (1,000) feet from the property line of Major Public Destination Facility lot, provided that such sign: (A) shall be located within the SP-11 Lower Hill Planned Development District; (B) shall not be located within one hundred (100) feet from Subdistrict 1; (C) shall not be located within or adjacent to urban open space directly abutting Subdistrict 1; and (D) shall be under the control of the primary occupant of the Major Public Destination Facility.
(3)
A Major Public Destination Facility Electronic Sign that is not classified as a Large Video Display and which is not located on the same parcel as a Major Public Destination Facility shall be presented to the Contextual Design Advisory Panel (CDAP) for design review. Such review shall include the design, location and visual impacts of the proposed sign.
(4)
There shall be permitted up to two (2) Major Public Destination Facility Electronic Signs that are classified as Large Video Displays in the SP-11 Lower Hill Planned Development District, provided that at least one (1) such sign is located on the same parcel as the Major Public Destination Facility. There shall be permitted no more than one (1) Major Public Destination Facility Electronic Sign that is not classified as a Large Video Display.
(5)
The name, logo and identifying mark of a sponsor of (A) any event occurring at the Major Public Destination Facility and/or (B) the Major Public Destination Facility itself or memorialized names assigned thereto shall be permitted to be displayed on a Major Public Destination Facility Electronic Sign, subject to the following limitations:
(i)
Products or services of a sponsor shall not be displayed.
(ii)
The period of time during which such sponsor information is displayed shall not exceed fifteen (15) percent of the time period during which the sign is actively operated.
(iii)
The name, logo and identifying mark of a sponsor shall not exceed fifteen (15) percent of the sign area.
(iv)
If a logo or identifying mark is displayed, it shall be displayed simultaneously with the name of the sponsor. A logo or identifying mark that is not accompanied by a sponsor name shall not be permitted to be displayed.
The term "Major Public Destination Facility Plaza" means an area of land containing at least one (1.0) acre designated as urban open space and located adjacent to and/or across a public right-of-way from a Major Public Destination Facility. |
For clarification, the term "parks" as used in Section 919.03.P.5(a) shall not include urban open space. |
S.
SP, Specially Planned District.
1.
Applicable Standards SP-8.
The approval of an improvement subdivision site plan and the enactment of an SP-8 Zoning District for the Riverfront Landing Planned Development District as an amendment to the Code shall require compliance with all regulations of this Section.
This Section establishes standards governing land use, development intensity, building height, setbacks, build-to lines, building orientation, urban open space, parking, signs and other basic criteria that shall apply within the Riverfront Landing Planned Development District.
The approved Preliminary Land Development Plan for the Riverfront Landing Planned Development District illustrates the roadway layout, open space location and demonstrates how the foregoing use and development standards may be applied throughout the District.
2.
Boundaries. The Riverfront Landing Planned Development District is bounded:
On the west, by the eastern edge of the structure of the Veterans Bridge;
On the east, by the centerline of Twenty-first Street;
On the south, by the centerline of Smallman Street from the Veterans Bridge to the Sixteenth Street Bridge and the northern boundary of the Terminal Building property, known as Lot and Block Number 9-D-200 in the Allegheny County Lot and Block System as of July 17, 2015; and
On the north, by the southern harbor line of the Allegheny River.
3.
Development Zones. The Riverfront Landing Planned Development District shall be divided into six (6) "Zones" referred to as "Zone A" through "Zone F", inclusive.
4.
Uses.
(a)
Permitted Primary Uses. Uses in the Riverfront Landing Planned Development District shall be: (i) The same as; (ii) Subject to the same use review and approval processes as; and (iii) Subject to the same conditions applicable to those set forth for the GT, Golden Triangle District, as the use regulations for the GT, Golden Triangle District are amended from time to time.
The following uses, which are permitted either by right or as Administrator's Exceptions in the GT, Golden Triangle District and the SP-8, Riverfront Landing Planned Development District, are clarified as follows:
Public assembly, limited and public assembly, general shall specifically include conference centers; and |
Manufacturing/assembly, limited shall specifically include bakeries, breweries and distilleries; and |
Restaurant with liquor, limited and restaurant with liquor, general shall specifically include restaurants with accessory baking, brewing or distilling facilities. |
In addition to the foregoing, the following uses shall also be permitted in the Riverfront Landing Planned Development District:
Additional uses permitted by right: |
Residential, single family attached; |
Amusement arcade; |
Retail sales and service, residential convenience; |
Nursery, retail limited; |
Nursery, retail general. |
(b)
The following additional uses are permitted subject to review by the Zoning Administrator pursuant to Section 922.08:
Residential, Housing for the Elderly, General (subject to the Use Standards for all Districts set forth in paragraph 911.04.A.35). |
Warehouse, Limited (subject to the Use Standards set forth in Section 911.04.A.78 for properties located in the UI District and the requirements of Section 922.04.E.1 of the Code). |
Warehouse, General, subject to the Use Standards set forth in Section 911.04.A.78 for properties in the UI zoning district. In addition to the foregoing, warehouse buildings shall be designed so that the width or length of any uninterrupted elevation facade is not greater than 1½ times the height of the building. The use of fenestration patterns and traditional design elements is encouraged to provide relief to buildings over 40'-0" in length or width. Expanses of "unbroken walls" over 40'-0" shall be prohibited. Examples of such design elements are facade offsets, covered porticoes, recessed or projected entries, and other appropriate architectural features and details. Varied rooflines are recommended for both new construction and rehabilitation which includes roof alterations to add visual interest and to break up the mass of the building. |
(c)
Mixed Use. Individual buildings that house two or more allowed uses are encouraged in the Riverfront Landing Planned Development District.
5.
Regulations Applicable to the Entire SP-8 District. The following regulations shall apply to all development in the Riverfront Landing Planned Development District:
(a)
All contiguous parcels in any Zone may be combined or divided as required to facilitate building development.
(b)
Parking structures may be constructed on the lower levels of a mixed use building subject to the conditions applicable to the Golden Triangle District in Section 911.04.A.87 of the Code. Such parking structures may be accessory to the primary use(es) of the building or may be offered as commercial parking.
6.
Zone Regulations.
Zone A |
Zone A Boundaries: Zone A is bounded by 16th Street Bridge on the west, 21st Street on the east, the northern boundary of the Terminal Building property, known as Lot and Block number 9-D-200 in the Allegheny County Lot and Block system as of July 17, 2015, on the south and the proposed Waterfront Place on the north. |
Zone A Development Standards |
Build-to lines: |
Waterfront Place: 10'-0" for 75 percent of the property length. |
Setbacks: |
16th Street Bridge: 10'-0" |
21st Street: 10'-0" |
Smallman Street: 10'0" |
Waterfront Place: 10'-0" |
Porches may encroach onto setback a maximum of 5'-0". |
Building Height: |
Maximum: 3 stories or 40'-0" |
Minimum (except along the 17th Street build-to line): 2 story or 20'-0" |
Minimum along the 17th Street build-to line: than 1 story or 20'-0" |
Building Orientation and Entry: |
Existing Terminal Building may be entered on all sides. |
New buildings shall be primarily oriented to and shall be entered by pedestrians from Waterfront Place. |
No parking structure shall be entered by vehicles from 17th Street. |
No new accessory parking lot shall be entered by vehicles from 17th Street. |
Except for building service facility entrances for the Terminal Building, building service facility entrances for vehicles shall not be permitted on Waterfront Place or 17th Street. |
Zone B |
Zone B Boundaries: Zone B is bounded by 17th Street on the west, 21st Street on the east, the proposed Waterfront Place on the south and the Allegheny River on the north. |
Zone B Development Standards |
Build-to lines: |
17th Street Piazza: 0'-0" for 100 percent of the property length between the Allegheny River setback and Waterfront Place setback and for a minimum of 1 story or 18'-0" in height. |
Waterfront Place: 19'-0" for 50 percent of the property length, which shall not be less than 2 stories or 24'-0" in height. |
Setbacks: |
21st Street: 10'-0" |
Private Drives: 26'-0" |
Waterfront Place: 6'0" |
Allegheny River: 20'-0" measured from the inland side of the 50'-0" Riverfront Park easement line. |
Building Height: |
Maximum: 15 stories or 210'-0" |
Minimum (except at the Waterfront Place build-to line or the 17th build-to line): 4 stories or 56'-0" |
Minimum along the 17th Street build-to line: 1 story or 18'-0" |
Minimum along the Waterfront Place build-to line: 2 stories or 24'-0". |
Building Orientation and Entry: |
Private drives for vehicles may be developed extending north from Waterfront Place. |
Parking structures and service facilities may be entered by vehicles directly from, or be oriented to, 21st Street or any private drive. |
No parking structure shall be entered by vehicles from, or be oriented to, the 17th Street Piazza. No parking structure shall be entered directly from Waterfront Place. |
New accessory parking lots and service facilities may be entered by vehicles directly from 21st Street or any private drive. |
No new accessory parking lot shall be entered by vehicles from the 17th Street Piazza. |
No new accessory parking lot shall be entered by vehicles directly from Waterfront Place. |
No building service entrances shall be oriented to Waterfront Place, the 17th Street Piazza or the Allegheny River. No building service facilities shall be entered by vehicles from the 17th Street Piazza, the Allegheny River or directly from Waterfront Place. |
Zone C |
(Reserved) |
Zone D |
Zone D Boundaries: Zone D is bounded by the 16th Street Bridge on the west, 17th Street on the east, the proposed Waterfront Place on the south and the Allegheny River on the north. |
Zone D Development Standards |
Build-to lines: |
17th Street Piazza: 0'-0" for 100 percent of the building length, which shall not be less than 1 story or 12'-0" in height. |
Waterfront Place: 19'-0" for 50% of the property length, which shall be not less than 2 stories or 24'-0" in height. |
Setbacks: |
16th Street Bridge: 10'-0" |
Waterfront Place: 6'-0" |
Allegheny River: 20'-0" measured from the inland side of the 50'-0" Riverfront Park easement line. |
Building Height: |
Maximum: 15 stories or 210'-0" |
Minimum (except at the Waterfront Place build-to line or the 17th build-to line): 4 stories or 56'-0" |
Minimum along the 17th Street build-to line: 1 story or 12'-0" |
Minimum along the Waterfront Place build-to line: 2 stories or 24'-0". |
Building Orientation and Entry: |
Pedestrian entry is encouraged on Waterfront Place and 17th Street Piazza. |
No parking structure shall be entered by vehicles from, or be oriented to, the 17th Street Piazza. |
No new accessory parking lot shall be entered by vehicles from the 17th Street Piazza. |
No building service facilities shall be entered by vehicles from the 17th Street Piazza. Building service entrances shall be oriented to 16th Street Bridge only. |
Zone E. In Zone E, buildings may be oriented to and entered from either 15th Street, Smallman Street or Waterfront Place. The required build-to line shall be determined based on the street that is chosen as the primary frontage for the building. |
Zone E Boundaries: Zone E is bounded by the Veterans Bridge on the west, the 16th Street Bridge on the east, Smallman Street on the south and the proposed Waterfront Place on the north. |
Zone E Development Standards |
Build-to lines: |
Buildings for which 15th Street is considered the primary frontage: 15'-0" for 75 percent of property length along 15th Street. |
Buildings for which Smallman Street is considered the primary frontage: 40'-0" for 50 percent of property length along Smallman Street. |
Buildings for which Waterfront Place is considered the primary frontage: 15'-0" for 30 percent of property length along Waterfront Place. |
Setbacks: |
15th Street: 10'-0" |
16th Street Bridge: 10'-0" |
Smallman Street: 10'0" |
Waterfront Place: 10'-0" |
Veterans' Bridge: 10'-0" |
Building Height: |
Maximum: 20 stories or 280'-0" |
Minimum: 4 stories or 56'-0" |
Building Orientation and Entry: |
Buildings may be oriented to and accessed from either 15th Street, Smallman Street or Waterfront Place, depending on the street that is chosen as the primary frontage. |
No parking structure shall be entered from, or be oriented to, the street that is considered the primary frontage. |
No new accessory parking lot shall be entered by vehicles from the street that is considered the primary frontage. |
No building service facilities shall be entered by vehicles from, or be oriented to, the street that is considered the primary frontage. |
Building service facilities and new accessory parking lots are encouraged to face either the 16th Street Bridge side or the Veteran's Bridge side. |
Zone F. In Zone F, buildings may be oriented to and entered from either 15th Street or Waterfront Place. The required build-to line shall be determined based on the street that is chosen as the primary frontage for the building. |
Zone F Boundaries: Zone F bounded by the Veterans Bridge on the west, the 16th Street Bridge on the east, the proposed Waterfront Place on the south and the Allegheny River on the north. |
Zone F Development Standards |
Build-to lines: |
Buildings for which 15th Street is considered the primary frontage: 15'-0" for 75 percent of property length along 15th Street. |
Buildings for which Waterfront Place is considered the primary frontage: 40'-0" for 30 percent of property length along Waterfront Place. |
Setbacks: |
15th Street: 10'-0" |
16th Street Bridge: 10'-0" |
Waterfront Place: 6'-0" |
Veterans' Bridge: 10'-0" |
Allegheny River: 20'-0" measured from the inland side of the 50'-0" Riverfront Park easement line. |
Building Height, Option One and Option Two: |
Maximum: 15 stories or 210'-0" |
Minimum: 4 stories or 56'-0" |
Building Orientation and Entry: |
Buildings may be oriented to and entered from either 15th Street or Waterfront Place, depending on the street that is chosen as the primary frontage. |
No parking structure shall be entered by vehicles from, or be oriented to, the street that is considered the primary frontage. |
No new accessory parking lot shall be entered by vehicles from the street that is considered the primary frontage. |
No building service facilities shall be entered from, or shall be oriented to, the street that is considered the primary frontage. |
Building service facilities and new accessory parking lots are encouraged to face either the 16th Street Bridge side or the Veteran's Bridge side. |
7.
Urban Open Space. Designated Urban Open Space. Not less than 10 percent of the land area within the Riverfront Landing Planned Development District shall be improved as Urban Open Space. Such Urban Open Space shall be located and developed as specified in the Preliminary Land Development Plan and the Final Land Development Plan for the SP-8 Riverfront Landing District as approved by Planning Commission. The Urban Open Space and public access thereto shall comply with all requirements of Section 909.01.D.3(c) of this Code.
8.
Signage.
(a)
Business Identification Signs in the Riverfront Landing. District shall be subject to the sign regulations applicable to the GT Golden Triangle District, as described in Section 919.03.M.7 of this Code. Other identification signage shall be in accord with Section 919.03.N.
(b)
Additional Sign Requirements. In addition the following signage shall be permitted in the SP-8 district:
Marquee and canopy signs shall comply with the requirements of Section 919.03.M.7(e) except that any such sign installed on the produce terminal or other buildings in Zone A may also be permitted to be painted on or inscribed on the marquee or canopy and may be installed above or below such marquee or canopy provided that such signs shall comply with all applicable safety and accessibility regulations.
Projecting signs shall be permitted in the SP-8 Riverfront Landing District subject to the requirements of Section 919.03.M.8 except that projecting signs over private property and not projecting into the right-of-way shall also be permitted to project from walls, light fixture poles and pylons.
§ 909.02 PUD, Planned Unit Development District.
[Ord. 25-2001, § 1O, eff. 11-30-2001; Ord. 40-2005, § 1A, eff. 12-20-2005]
A.
Purpose. The PUD, Planned Unit Development District provisions are intended to accommodate alternative forms of development on sites that are developed as unified, planned development in accordance with development plans and improvement subdivision site plans approved by the Planning Commission. The provisions are intended to permit a degree of flexibility in site development and design that is not possible under base zoning regulations. These provisions for flexible development are intended to create efficient, functional and attractive urban areas that incorporate a high level of amenities and which meet public objectives for protection and preservation of the natural environment. The regulations are intended to insure compatible uses and structures within PUDs and between PUDs and areas adjacent to them. They are also intended to prevent congestion of population; to insure adequate provision for pedestrian and vehicular movement; to provide open spaces for light, air and recreation; and to provide for the efficient provision of utilities, services and facilities.
B.
Applicable Standards. The approval of an improvement subdivision site plan and the enactment of an PUD District as an amendment to the Zoning Code shall require compliance with all applicable regulations of this section and with the standards and regulations contained in the Improvement Subdivision Regulations and Standards adopted by the Planning Commission.
1.
The PUD District regulations of this section establish standards governing allowed uses; development intensity, building height; setbacks, open space; off-street parking; off-street loading and other basic site criteria that shall apply within PUD Districts.
2.
The Subdivision Regulations and Standards adopted by the Planning Commission shall govern the spatial arrangement of uses and structures on the site and all other elements of site design and improvement, including the design and improvement of pedestrian and vehicular circulation and parking; the location and improvement of open spaces for light, air, recreation and other purposes; provisions for utilities, facilities and services; and the relationship of the PUD Districts to adjacent areas.
3.
The Environmental Performance Standards of Chapter 915 shall apply within PUD Districts. It shall be the responsibility of the Planning Commission to determine, through application of standards contained in the adopted subdivision regulations, that the environmental characteristics and physical capacity of a PUD District site and of land adjacent to the site are suitable for the character and intensity of development proposed. When necessary to protect the natural environment, to prevent hazardous development or otherwise to protect the public welfare, the Planning Commission may require a lower intensity of development or more restricted development on all or portions of a site than otherwise required by the provisions of this Code.
4.
The Sign Regulations of Chapter 919 and the Parking, Loading and Access regulations of Chapter 914 shall apply within a PUD District unless the Planning Commission determines that the nature or impact of the proposed development warrants more restrictive standards. The Planning Commission may require compliance with more restrictive standards than specified in this Zoning Code, when determined necessary to protect the natural environment, adjacent properties or the public welfare.
C.
General Provisions. The provisions in this section apply to all PUD Districts unless otherwise stated.
1.
Criteria for Establishment of PUD District.
(a)
Single or Multiple Building Sites. A PUD district may be applied to sites containing one (1) or more buildings.
(b)
Land Area. A PUD district shall comprise a contiguous area of land, except as separated by public streets or ways, and shall comprise a reasonable unit for planned development. The site shall not surround or abut land which is not a part of the PUD district in a manner which would reduce the ability of such excluded land to be used in conformity with the provisions of the Zoning Code applicable to such excluded land.
(c)
Unified Control. The site shall either be in single or unified ownership at the time of application; or the site may be subject to a sales agreement, but rezoning shall not become effective until proof of unified ownership or control sufficient to carry out the approved development plan shall have been submitted to and approved by the Zoning Administrator.
(d)
Compliance with Plans, Policies and Other Regulations. A PUD district shall be in a location suitable for the proposed development, as evidenced by compliance with plans and policy documents adopted from time to time by the Planning Commission, and by demonstrated compatibility of the proposed development with development in adjacent areas.
2.
Site Development Standards.
(a)
Area Calculations. In any PUD, the base intensity of development shall be calculated on the basis of the actual land area within the district boundaries, with the exclusion of public streets or ways and with the exclusion of any portion of the site with a slope of twenty-five (25) or greater on which structures or impervious surfaces are proposed.
(b)
Intensity. The maximum intensity of development in a planned unit development shall be based upon its location in relation to abutting zoning districts. The maximum floor area ratio for a PUD shall not exceed the higher of the following:
(1)
The floor area ratio associated with the zoning classification of the PUD district prior to its rezoning; or
(2)
The average floor area ratio associated with the zoning classification of land that is adjacent to or across a street or way from the PUD.
The average floor area ratio shall be calculated by multiplying the linear feet of each segment of the PUD district perimeter that abuts a different zoning district, by the floor area ratio associated with each abutting district, adding the products thus obtained and dividing by the total linear feet contained with the PUD district perimeter, except for the following:
(i)
If the proposed PUD adjoins an RP district, the floor area ratio associated with the RP district shall be that associated with RM-M zoning district.
(ii)
If the proposed PUD district adjoins a CP district, the floor area ratio associated with the adjoining CP district shall be the actual floor area ratio for the adjoining CP development.
The floor area ratios associated with the base zoning districts of this Code are shown in the following table: |
Floor Area Ratio | Zoning District |
|---|---|
0.25 | H |
0.40 | P |
0.50 | R1D |
0.60 | R1A, R2 |
0.70 | R3 |
0.80 | HC, NDO |
1.00 | NDI |
1.20 | LNC, GI |
1.50 | RM |
2.00 | UI |
3.00 | UNC, EMI |
4.00 | DR |
8.30 | GT-C, GT-D |
10.80 | GT-A, GT-B |
(c)
Bonus Density. In any PUD, the base intensity of residential development may be increased by a percentage based on the provision of certain amenities or the meeting of certain conditions that are listed below. The cumulative maximum percentage increase shall not exceed twenty (20) percent of the base intensity otherwise permitted. The actual percentage increase allowed for each amenity or condition is contained in the Subdivision Regulations and Standards.
(1)
Additional urban open space, beyond that required, to be used as public playground or park, and which is free and open to the public with no obstructions or restrictions on use.
(2)
A public overlook which is free and open to the public, with no obstructions or restrictions on use.
(3)
Transportation facilities which are designed and developed as part of the total development project, to reduce the use of private automobiles and lessen traffic congestion and which are operated and maintained by the developer for the life of the development.
(4)
Restoration of previously damaged environmentally sensitive lands, provided such damage has not been caused by the applicant.
(5)
Restoration and reuse of existing structures on the subject property which have been designated or have been determined to be eligible to be designated as local historic structures by the City's Historic Review Commission; or existing structures on the subject property which have been determined to be contributing structures within a designated local historic district or a district which has been determined to be eligible to be designated as a local historic district by the City's Historic Review Commission.
(6)
Design of new construction which is similar in form, scale and materials to existing structures on the subject property or to structures which immediately abut the subject property when the new structures are visible from such existing structures.
(7)
A pedestrian walkway along a riverfront, which is continuous along the entire riverfront edge of the property, which is within fifty (50) feet of the normal pool elevation, and which is free and open to the public with no obstructions or restrictions on use.
(d)
Height.
Structures within a PUD district shall not exceed the height of structures on adjacent lots or the maximum height allowed in the adjacent zoning districts, which ever is less. This height restriction shall apply for a distance into the subject (PUD) site that is equal to the required setback for each adjacent site. Beyond this distance, maximum structure height shall be regulated by the PUD Height Formula of this section.
At points on the subject site where the setback requirements of more than one (1) adjacent district may apply, the more restrictive of the setback standards shall apply to the subject site.
hp = ha + ha/25 × x2/20 | ||
where: | ||
ha | = | height of existing adjacent structure or maximum height permitted in adjacent district, whichever is less |
x | = | horizontal distance into the subject site measured from the point at which the curved plane begins |
hp | = | maximum allowed height of structures in the proposed PUD at any horizontal distance "x" |
Where the proposed PUD is adjacent to a zoning district with unlimited height restrictions, or where the PUD is adjacent to another PUD, "ha" shall equal the actual height of the nearest principal structure on such adjacent zoning lot or thirty-five (35) feet, whichever is greater.
(e)
Setbacks. In any PUD district, structures along each portion of the property line abutting adjacent zoning districts shall maintain a lot area, setbacks and other open spaces not less than that prescribed for such adjacent districts. At points on the subject site where the setback requirements of more than one (1) adjacent district apply, the more restrictive of these setback requirements shall apply to the subject site.
(f)
Riverfront Sites. If the proposed PUD district abuts any navigable river, the normal pool elevation shall be used as the property line for purposes of calculating the height and setback requirements, and the height and setback requirements for the adjacent site abutting the normal pool elevation shall be calculated as if this adjacent site was zoned RM-3.
(g)
PUDs Adjacent to Sites Outside of City. When any portion of a PUD district abuts property which is outside the limits of the City, such abutting property shall not be included in any calculations for intensity of development, height and setback requirements on the subject site. The perimeter of such abutting property which abuts the subject site shall not be included in any calculations for intensity of development, height and setback requirements on the subject site.
D.
RP, Residential Planned Unit Developments.
1.
Purpose. The purpose of the RP provisions contained in this chapter and in applicable provisions of the Subdivision Regulations and Standards is to permit greater flexibility in the design and development of residential areas than is generally possible under the residential zoning district regulations. The regulations established hereunder permit a variety of housing structure types and associated facilities to be developed in a planned setting without some of the constraints imposed in other residential districts. The regulations are intended to encourage innovation in housing design and residential area site planning in order to meet the housing and related needs of the City's diverse population; to promote economic and efficient use of land; to provide a high level of urban amenities; and to protect the natural environment of the planned unit development site and of areas which may be affected by development on the site. It is also the intention of these regulations to prevent negative impacts upon nearby areas by limiting the intensity of development in residential planned unit development districts to a level which is compatible with that in adjacent areas and which shall insure that the capacity of community facilities, utilities and transportation systems shall not be exceeded.
2.
Uses. In the RP district, permitted uses shall be those listed in this section that are in accordance with an approved unit development plan and recorded improvement subdivision site plan. The uses listed in this section may be contained in a single structure, separate structures or combined in multi-use structures subject to approval by the Planning Commission.
(a)
Dwellings, including single-unit (attached and detached); two-unit, three-unit and multi-unit structures.
(b)
The activities and structures listed in this subsection shall be permitted in locations approved by the Planning Commission and compatibly incorporated in the unified design of the residential planned unit development. In approving these uses, the Planning Commission may impose limits on size, location within the planned unit development or other aspects of their design and development that are necessary to ensure their harmonious relation to the planned unit development and to adjacent areas.
(1)
Religious Assembly;
(2)
Community Center;
(3)
Child Care.
(4)
Utilities.
(5)
Transit Facility.
(6)
Parks and Recreation.
(7)
School, Elementary or Secondary.
(8)
Uses permitted By-right in the LNC district, provided such uses comprise a minor part of the development and are designed to serve primarily residents of the planned unit development and of adjacent areas which are within convenient walking distance of the planned unit development.
(9)
Accessory uses and structures.
3.
Intensity.
(a)
Residential Development. The maximum intensity of residential land development in an RP district shall not exceed the higher of the following:
(1)
The land use intensity associated with the residential zoning classification of the site prior to rezoning; or
(2)
The land use intensity which is equal to the average of the land use intensities of the zoning districts which abut the subject property according to the procedures set forth in Section 909.02.C.2(b).
(b)
Nonresidential Development. Nonresidential development shall comply with the following standards:
(1)
The floor area ratio shall not exceed 0.5.
(2)
When nonresidential uses are contained in separate buildings, the coverage of land by buildings and parking for nonresidential uses shall not exceed twenty (20) percent.
(3)
Twenty (20) percent of the land area developed with nonresidential uses shall be improved as urban open space.
4.
Off-Street Parking and Loading. Off-street parking and loading facilities shall be provided in accordance with the provisions of Chapter 914.
5.
Open Space and Recreation. The following open space and recreation ratios shall apply with RPs:
(a)
Total Open Space. The total open space required shall be calculated by multiplying the gross residential land area by the applicable total open space ratio.
(b)
Useable Open Space. The amount of useable open space required shall be calculated by multiplying the gross residential land area by the applicable useable open space ratio.
(c)
Recreation Space. The amount of recreation space required shall be calculated by multiplying the gross residential land area by the applicable recreation space ratio.
(d)
Table of Required Open Space and Recreation Ratios. The following minimum open space and recreation ratios shall apply:
Applicable Floor Area Ratio | Total Open Space | Useable Open Space | Recreation Space |
|---|---|---|---|
0.10 | 0.80 | 0.65 | 0.025 |
0.15 | 0.80 | 0.55 | 0.030 |
0.20 | 0.75 | 0.50 | 0.035 |
0.25 | 0.75 | 0.50 | 0.040 |
0.30 | 0.75 | 0.75 | 0.045 |
0.40 | 0.70 | 0.45 | 0.050 |
0.50 | 0.70 | 0.40 | 0.060 |
0.60 | 0.70 | 0.40 | 0.065 |
0.70 | 0.70 | 0.40 | 0.070 |
0.80 | 0.70 | 0.40 | 0.080 |
0.90 | 0.70 | 0.40 | 0.085 |
1.00 | 0.70 | 0.40 | 0.085 |
1.50 | 0.70 | 0.45 | 0.100 |
2.00 | 0.70 | 0.45 | 0.120 |
2.50 | 0.75 | 0.50 | 0.145 |
3.00 | 0.85 | 0.55 | 0.160 |
6.
Use Exceptions. The following uses are permitted in residential planned unit development districts subsequent to recording of the improvement subdivision site plan and may be authorized without amendment thereto.
(a)
Conditional Uses which are permitted after a public hearing and recommendations by the Planning Commissions and after approval by City Council in conformity with the provisions of Section 922.06, which are incorporated in the approved unit development plan and recorded improvement subdivision site plan:
(1)
Housing for the Elderly, provided the conditions listed in Section 911.04.A.35 are met.
(2)
Community Home, provided the conditions listed in Section 911.04.A.84 are met.
The Conditional Use shall be allowed only if the proposed use and structures do not result in or create: |
(i)
An intensity of development which exceeds that allowed in the particular RP District;
(ii)
A reduction in the required area of any category of open space;
(iii)
A deficit in the number of required parking or loading spaces; or
(iv)
Any negative impacts affecting the planned unit development adjacent to it.
(3)
Bed and Breakfast, General provided the conditions listed in Section 911.04.A.7, 8 and 9 are met.
(4)
Communication Tower, Class C provided the conditions listed in Section 911.04.A.13 are met.
(b)
Uses which are permitted only as Special Exceptions by the Board in conformity with the standards contained in Section 922.07:
E.
CP, Commercial Planned Unit Development.
1.
Purpose. The CP district is intended to provide locations within the City for the unified development of land for commercial and related purposes. In CP districts, the entire area or site, whether for a single structure or for multiple structures, shall be planned and developed as a unit including facilities for parking and loading, vehicular and pedestrian circulation, landscaping, areas for pedestrian use, signs, lighting, building design and orientation. It is the intention of these regulations to encourage development of areas for shopping and working which are both attractive and highly functional; to ensure that planned commercial districts are harmoniously related to adjacent and nearby areas; and to protect the natural environment of the CP district.
2.
Uses. Uses allowed in the CP district shall be those approved by the Planning Commission in accordance with an approved unit development plan and recorded improvement subdivision site plan. The Planning Commission shall have authority to approve any use that is allowed in the HC district, subject to the same conditions and limitations as apply to those uses when located in the HC district. The uses allowed in the CP district may be contained in a single structure, separate structures or combined in multi-use structures subject to approval by the Planning Commission.
3.
Intensity. The maximum intensity of development in a CP district shall be based upon its relation to existing zoning districts as specified in this section.
(a)
Establishment of Floor Area Ratios. The maximum floor area ratio of developments in a CP district shall not exceed the higher of:
(1)
The floor area ratio associated with the commercial zoning classification of the CP district prior to its rezoning; or
(2)
The floor area ratio that is the average of the ratios associated with the zoning classification of land which adjoins or is adjacent across a street or way from the CP district according to the procedures set forth in Section 909.02.C.2(b).
(b)
Open Space. At least twenty (20) percent of the land area within a CP district shall be improved as urban open space.
F.
AP, Mixed-Use Planned Unit Development.
1.
Purpose. The purpose of the AP Mixed-Use (Residential/Commercial) Planned Unit Development district is to permit and encourage the mixture of residential and commercial uses that is not possible in other zoning districts but which is very common in many areas of the City. As in other planned unit development districts, the regulations established hereunder permit a variety of structure types and greater flexibility in the overall design of the site than is possible in either the residential or commercial districts.
2.
Uses. Uses allowed in the AP district shall be those approved by the Planning Commission in accordance with an approved unit development plan and recorded improvement subdivision site plan. The Planning Commission shall have authority to approve any use that is allowed in an RP district or a CP district, subject to the same conditions and limitations as apply to those uses when located in those respective districts. The uses allowed in the AP district may be contained in a single structure, separate structures or combined in multi-use structures subject to approval by the Planning Commission.
3.
Intensity.
(a)
The maximum floor area ratio and minimum open space ratios for residential portions of an AP district shall be the same as required in the RP district.
(b)
The maximum floor area ratio and minimum open space requirements for nonresidential portions of an AP district shall be same as required in the CP district.
(c)
Each category of required open space shall not be less than the number of square feet derived by multiplying the applicable portion of the land area by the open space ratios or percentages established for each use.
(d)
When building coverage limits are imposed in the RP or CP district for uses that are proposed in an AP district, the coverage of land by buildings in the AP district shall not exceed that which would be allowed for buildings containing similar uses in another Planned Unit Development District.
(e)
In the case of mixed use buildings, where there is no specific allocation of land to the uses contained therein, the floor area devoted to each use shall be divided by the floor area ratio applicable to each use and the quotients thus obtained shall be the land area required for each use.
§ 910.01 GT, Golden Triangle District.
[Ord. 28, 11-17-2000, Amend. U-25; Ord. 19-2004, §§ 1B—1F, eff. 11-8-2004; Ord. 42-2005, §§ 11—13, eff. 12-30-2005; Ord. No. 27-2022, § 1, eff. 12-9-2022]
A.
Purpose. The GT, Golden Triangle District is intended to:
1.
Maintain and enhance the Golden Triangle as the economic and symbolic core of the region;
2.
Support and develop commercial, office and cultural uses; and
3.
Develop an attractive, pedestrian-oriented physical environment with a design quality that recognizes the Golden Triangle's regional significance.
B.
GT Subdistricts.
GT District is further divided into the five (5) following zoning subdistrict classifications:
1.
GT-A, Golden Triangle Subdistrict A.
2.
GT-B, Golden Triangle Subdistrict B.
3.
GT-C, Golden Triangle Subdistrict C.
4.
GT-D, Golden Triangle Subdistrict D.
5.
GT-E, Golden Triangle Subdistrict E.
The term "GT District" when used alone, without the subdistrict letter, shall be deemed to include all five (5) of the subdistricts.
C.
General Provisions. The provisions in this section apply to all GT Districts, unless otherwise stated.
1.
Use Regulations.
(a)
Primary Uses. Primary uses shall be allowed in the GT District in accordance with the Use Table of Section. 911.02.
(b)
General Limitations.
(1)
All merchandise and products shall be sold only at retail, unless otherwise stated.
(2)
There may be manufacture, compounding, processing or treatment of products that is clearly incidental and essential to a retail store or business, only when the major portion of such products is to be sold at retail on the premises.
(3)
Uses, operations or products shall not be noxious or offensive by reason of the emission of odor, dust, smoke, gas, vibration, noise or other similar causes. See Chapter 917 for additional regulations regarding Operational Performance Standards.
(4)
Unit group development shall be permitted.
(c)
Project Development Plan Review. Developments in the GT district that are subject to Project Development Plan review and approval shall comply with the review process and criteria specified in Section 922.10 and all applicable standard of this Code. Developments that do not require Project Development Plan Review are:
2.
General Open Space Requirements.
(a)
Location. Open space required by the GT District regulations may be located on the same zoning lot as the principal use or on an adjacent zoning lot.
(b)
Funds In-Lieu.
The Planning Commission may approve the payment of funds in-lieu of the provision of open space in the following cases:
(1)
On small sites where required open space would result in areas of limited public usefulness;
(2)
In locations where required open space would be adjacent to existing large open spaces; and
(3)
In specific locations such as historic districts or other areas where the adopted plans and policy documents applicable to the district indicate that open space is not desirable.
The funds from any approved, in-lieu payments shall be used by the City for the acquisition and development of open space elsewhere in the GT District. The amount of such payment shall be based upon the value of the land that would otherwise be required to be devoted to open space on the development site, plus the cost that would otherwise be incurred by the applicant for development of that space in accordance with the provisions of this section. |
3.
Urban Open Space Requirements. Urban Open Space shall be provided in accordance with GT subdistrict requirements and shall be located, developed and maintained in accordance with the following standards.
(a)
Components. The particular functions and kinds of Urban Open Space to be provided at a development site shall be based upon consideration of existing and projected pedestrian volumes and circulation patterns; the location, size and character of existing Urban Open Space in the vicinity of the development site; existing and proposed land use patterns; relation to public transportation; and objectives contained in the adopted plan and policy documents pertaining to the GT District.
(b)
Development Standards.
(1)
Urban Open Space designed to facilitate pedestrian circulation or relieve pedestrian congestion shall be at the same level as abutting public sidewalks, shall provide a clear path or area for movement, and shall be accessible to persons with disabilities throughout the entire area.
(2)
Urban Open Space designed to provide passive recreation space or informal activity areas shall abut and be accessible from a public sidewalk. A plaza or park may be located above or below the level of the abutting sidewalk or open space provided it is accessible to the handicapped. A plaza or park shall contain seating, permanent landscaping and lighting for night time illumination. The Urban Open Space shall be open without restriction to the general public at least during business hours normal to the area in which it is located and during periods of heavy pedestrian movement in the area.
(3)
When a development site is adjacent to a bus stop or transit station, the required Urban Open Space shall be designed to provide access to and waiting areas for transit riders.
(4)
Additional Urban Open Space required for developments which utilize the floor area bonus provisions of Section 910.01.C.4 may be provided as interior (urban open) space rather than as outdoor space. Interior Urban Open Space shall comply with the following standards:
(i)
Entrances shall be clearly visible from adjacent sidewalks or Urban Open Space and shall be at least twenty (20) feet wide including doorways and glassed walls.
(ii)
There shall be a sufficiently high level of natural illumination either through walls or glazed roof or ceiling areas to permit the maintenance of plants without additional light sources.
(iii)
An interior space which functions as a building lobby shall not be used to fulfill an Urban Open Space requirement unless it also functions as a through-block passage accessible to the general public and contains seating available for use by the general public.
(iv)
An interior Urban Open Space shall be accessible to persons with disabilities.
(v)
An interior Urban Open Space shall be open without restriction to the general public at least during normal business hours in the area in which it is located and during periods of heavy pedestrian movement in the area.
(vi)
An observation deck or viewing area located on the top floor or roof of a building and designed to provide a panoramic view may be used to fulfill the additional Urban Open Space requirements, provided it is open and accessible to the general public during business hours normal to the area in which it is located.
(vii)
A permanent gallery for the purpose of the display of works of fine art, available to the public without an admission fee, may be used to fulfill the additional Urban Open Space requirements, provided it is open to the general public during hours normal to museums and galleries, is easily accessible from the public sidewalk or Urban Open Space, and is operated by a not-for-profit institution.
(viii)
Every Urban Open Space provided under the requirements of this Code shall be located and developed to relate harmoniously with development on adjacent sites and to contribute to the attractiveness and efficient functioning of the overall environment of the district.
4.
Floor Area Bonuses.
(a)
Urban Open Space. In the event that additional Urban Open Space is provided in the proportions indicated below, maximum building floor area may exceed the floor area ratios specified for the applicable GT subdistrict but shall not exceed the applicable floor area ratio when calculated on the basis of gross lot area. Additional Urban Open Space shall be provided in proportion to the total increase in floor area resulting from the application of gross lot area, and shall be calculated as follows:
(1)
In the GT-A, GT-B, GT-C and GT-E Districts:
Total required Urban Open Space = lot area x 20% x (total floor area/base floor area), where base floor area = maximum allowable floor area based on lot area.
(2)
In the GT-D District:
Total required Urban Open Space = lot area x 60% x (total floor area/base floor area), where base floor area = maximum allowable floor area based on lot area.
(b)
Transportation Facilities. In the event that transportation facilities as described below are provided and have the affect of reducing the use of automobiles in the GT District, maximum building floor area may exceed the floor area ratios specified for the applicable GT subdistrict by a maximum of twenty (20) percent, provided the transportation facilities and all improvements associated therewith shall be designed, located, developed and maintained as follows:
(1)
Designed and developed as an integral part of the total development project and not as mere connections;
(2)
Engineered and completed to accommodate a projected peak hour travel of at least four thousand (4,000) persons per weekday in all directions;
(3)
Utilize separate or partially separate rights-of-way that use boarding areas engineered and completed to accommodate a projected peak hour travel of at least four thousand (4,000) persons per weekday in all directions;
(4)
In addition the applicant must submit a duly executed agreement, in a form satisfactory to the City Solicitor, assuring that the facilities and improvements shall be operated and maintained for the life of the development for which this bonus is allowed.
(c)
Ground Floor Retail. Affording a structure a floor area bonus equal to the floor area of retail commercial uses permitted within the district, provided that the uses are at street level, that entrance to each individual establishment is directly from the public sidewalks or Urban Open Spaces, that at least seventy-five (75) percent of the perimeter wall of such uses is glazed, and when it is demonstrated that the location of such uses strengthens retail patterns in the downtown.
5.
Light Access. Buildings shall be designed to provide at least five (5) feet from the zoning lot line to a proposed affected window except when the zoning lot line is contiguous to a public right-of-way of ten (10) or more feet in width. An affected window is defined as a window that provides light, air and visibility to the outdoors not including glazing for architectural design. The five-foot space may be waived when a similar amount of open space is provided on the adjacent property with a recorded easement or similar type of document.
D.
Conditional Uses. The following Conditional Uses shall be permitted in the GT District according to the provisions of Section 922.06.
1.
Density and Intensity Transfers. An increase in the allowable gross floor area of buildings and structures through the transfer of such development rights from zoning lots within the GT Districts having unused development rights to other zoning lots within the GT Districts in conformity with the official master plans of the City, provided that:
(a)
The zoning lot or lots from which unused development rights are transferred shall be known as the sending lot or lots; the zoning lot or lots on which the development rights are to be used shall be known as the receiving lot.
(b)
The receiving lot, prior to the transfer of development rights shall have a gross allowable floor area under this Zoning Ordinance at least equal to the amount of gross allowable floor area to be transferred.
(c)
For any permitted use on the receiving lot, development rights may be transferred from a site containing an historic structure, designated pursuant to the Pittsburgh Code, Section 1007.02 (Section 513.0);
(d)
For any permitted use on the receiving lot, development rights may be transferred from a site containing a not-for-profit performing arts facility, designated by Council after recommendation of the Planning Commission;
(e)
Transfers of development rights in (c) through (e) above may be permitted provided the following findings are made:
(1)
Any proposal for such a transfer shall assure the safety and convenience of pedestrian and vehicular traffic movement, both within the receiving lot or lots and in relation to access streets, and the harmonious and beneficial relationship of structures and uses on the receiving lot and on adjacent property. The number and location of vehicular access points may be limited and landscaping and other design features may be required as a condition of approval;
(2)
The streets providing access to the receiving lot shall be adequate to handle increased traffic resulting therefrom, considering the size and uses of the proposed development;
(3)
Except where the sending lot and receiving lot abut or are immediately adjacent across a street or way, the allowable floor area on the receiving lot shall be limited to an increase of twenty (20) percent over that allowed by the applicable base floor area ratio without regard to the transferred development rights;
(4)
The transfer shall effect a binding reduction in the unused development rights under this Zoning Ordinance otherwise available to the sending lot, to the extent of the rights transferred, for the life of the development on the receiving lot. The transfer shall increase the development rights under this Zoning Ordinance otherwise available to the receiving lot, to the extent of the rights transferred, for the life of the development on the receiving lot. To ensure the binding effect of this transfer, a properly drawn legal instrument duly approved by the City Solicitor shall be executed by the parties concerned and shall be filed with the application for occupancy permit. The department, bureau and all other affected City departments shall note on appropriate records the reduction in development rights on the sending lot and the increase in development rights on the receiving lot.
(5)
In the case of a transfer of development rights involving an Historic Landmark or Performing Arts Facility, there shall exist a plan and program for rehabilitation, if necessary, and for continuing maintenance of the Historic Structure or Performing Arts Facility on the sending lot approved by the Commission which provides for continuation of the structure and use upon which eligibility for the transfer of development rights was based for not less than forty (40) years.
(6)
That the zoning lot to which a transfer is made must have prior to the transfer of development rights a gross allowable floor area under this Zoning Ordinance at least equal to the gross allowable floor area to be transferred.
2.
(Reserved)
E.
Administrator Exceptions. The following Administrator Exceptions shall be permitted in the GT District according to the provisions of Section 922.08.
1.
Limited Enlargement on a Lot not Complying with Urban Open Space Requirements. In the GT District, a structure on a lot not complying with required area of urban open space at ground level, may be enlarged provided that applicable district height and area regulations are not exceeded, any existing lot area of open space at ground level is not reduced and the total required area of urban open space, whether or not at ground level, is supplied on the basis of existing as well as additional lot and building area, except in the following cases:
(a)
An addition, entirely above the existing building, not exceeding twenty thousand (20,000) gross square feet or fifty (50) percent of the existing gross floor area, whichever is smaller, and where additional lot area is not available for the required urban open space, in which case additional urban open space shall be required only in the amount which can be physically provided at ground level on the lot.
(b)
An existing structure may be enlarged laterally on to an abutting lot not exceeding three thousand two hundred (3,200) square feet by an amount not to exceed four (4) times the lot area of the lot on which the enlargement occurs providing that any existing area of urban open space is not reduced, that no open area is used for parking, and that the enlargement is in compliance with all applicable requirements of this Zoning Ordinance, in which case no additional urban open space shall be required.
(c)
An existing structure may be enlarged laterally on to an abutting lot not exceeding six thousand (6,000) square feet by an amount not to exceed one hundred (100) percent of the gross square footage of the existing structure providing that any existing area of urban open space is not reduced, and that additional urban open space is provided for the enlargement as if it were a newly constructed separate building complying with all applicable requirements of this Zoning Ordinance.
2.
Open Air Restaurants and Ice-skating Rinks in Urban Open Space. Open air restaurants and ice-skating rinks that charge admission shall be permitted within the area of an urban open space provided that a majority of the urban open space is still available to the public without charge.
F.
GT-A Subdistrict. The provisions in this section apply to lands within the GT-A Subdistrict of the GT District.
1.
Purpose. The purposes of the GT-A Subdistrict area as follows:
(a)
To provide a zoning classification suitable for application to the core of the Golden Triangle Area, where intensive concentration of retail and other business facilities is desirable;
(b)
To encourage continuous, primarily retail business frontages at street or similar pedestrian level, with offices, office related, and residential uses as the primary uses of upper stories of buildings, so that a maximum variety of commercial services may be available within convenient distance from each other; and
(c)
To encourage development of this area primarily for retail business occupancy.
2.
Use Restrictions. Only Retail Sales and Service and Restaurant uses shall be located with direct access from a street or outside concourse, mall, plaza, promenade, walkway or similar pedestrian level.
3.
Site Development Standards. Each site in the GT-A District shall be subject to the following site development standards.
G.
GT-B Subdistrict. The provisions in this section apply to lands within the GT-B Subdistrict of the GT District.
1.
Purpose. The purposes of the GT-B Subdistrict area as follows:
(a)
To provide a zoning classification suitable for application to that portion of the Golden Triangle Area where office-type business activity may be located so as to be readily accessible to the retail core area.
(b)
To maintain and encourage the development of this area for concentration of business offices in high-density, high-rise office buildings, with related facilities.
(c)
To encourage development that will enhance the natural site advantages and at the same time preserve and complement visual advantages from adjacent locations.
2.
Site Development Standards. Each site in the GT-B District shall be subject to the following site development standards.
H.
GT-C Subdistrict. The provisions in this section apply to lands within the GT-C Subdistrict of the GT District.
1.
Purpose. The purposes of the GT-C Subdistrict area as follows:
(a)
To provide a zoning classification suitable for application along the upriver sides of the Golden Triangle Area, where the rivers on the one (1) side of this District and the core of the central business area on the other side create a fitting environment for downtown residential development.
(b)
To encourage residential development of relatively high-density, high-rise dwelling structures among which properly integrated commercial facilities designed primarily to service such residential development may be intermingled.
(c)
To encourage development that will enhance the natural site advantages and at the same time preserve and complement visual advantages from other Golden Triangle and adjacent locations.
2.
Site Development Standards. Each site in the GT-C District shall be subject to the following site development standards.
(a)
Floor Area Ratio.
(1)
Nonresidential. The maximum floor area ratio for structures that do not contain residential dwelling units shall be seven and one-half (7.5).
(2)
Residential and Hotel/Motel. The maximum floor area ratio for structures that contain residential dwelling units or hotel/motel uses shall be 7.5:1, provided that a maximum floor area ratio of up to 10:1 may be allowed by the Planning Commission when the total amount of residential or hotel/motel floor area equals or exceeds twice the amount of bonus floor area.
(b)
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. Structures with a floor area ratio of four (4) or less shall be exempt from Urban Open Space requirements, according to the provisions of Section 910.01.C.3.
(c)
Height. The following maximum height standards shall apply in the GT-C Subdistrict.
(1)
Monongahela River Side. Structures or portions of structures, shall not penetrate an inclined plane determined by straight lines connecting points one hundred eighty (180) feet above established street grade on Fort Pitt Boulevard and three hundred eighty-five (385) feet above street grade on Third Avenue calculated at the property lines.
(2)
Allegheny River Side. Structures or portions of structures, other than those containing residential uses, shall not penetrate an inclined plane determined by straight lines connecting points one hundred eighty (180) feet above established street grade on Fort Duquesne Boulevard and four hundred fifty (450) feet above street grade on Liberty Avenue, calculated at the property lines. Those portions of structures containing residential uses only may penetrate this inclined plane providing that any portion of the new structure above the inclined plane achieve a minimum setback of twenty (20) feet from property lines along Fort Duquesne Boulevard but shall not penetrate a second inclined plane determined by straight lines connecting points two hundred fifty (250) feet above established street grade on Fort Duquesne Boulevard and four hundred fifty (450) feet above street grade on Liberty Avenue, calculated at the property lines.
(3)
Tall Building Bulk Reduction. The floor area of all floors at or above three hundred (300) feet in height shall be reduced in accordance with the following formula:
Total floor area at or above 300 feet = (base floor area) (number of floors) x (reduction factor from table below) |
Where: |
Base floor area equals average floor area of all floors or portions of floors above one hundred (100) feet in height and below three hundred (300) feet in height; |
Number of floors means those floors or portions of floors at or above three hundred (300) feet that have a floor area no less than fifty (50) percent of the floor area of the floor immediately below. Floors at or above three hundred (300) feet that have a floor area that is less than fifty (50) percent of the floor area of the floor immediately below it may be constructed and shall be counted as part of the total project floor area, provided that no floor or floors above a floor not meeting this requirement shall be used in determining the floor elevation of the top floor for purposes of the table below; |
The reduction factor to be used in the bulk reduction formula (above) shall be determined from the table below based on the floor elevation of any portion of the top floor:
Floor Elevation Above Street Grade (feet) | Reduction Factor (percent) |
|---|---|
440 | 59.5 |
430 | 61.5 |
420 | 63.6 |
410 | 65.9 |
400 | 68.2 |
390 | 70.7 |
380 | 73.3 |
370 | 76.1 |
360 | 79.0 |
350 | 82.0 |
340 | 85.6 |
330 | 88.6 |
320 | 92.2 |
310 | 96.0 |
300 | 100.0 |
(4)
Design Flexibility. In order to provide design flexibility for structures that utilize the entire height allowed by the inclined plane, any structure or structures in a unit group development may penetrate a portion of the inclined plane only if an equal amount of building bulk is reduced below the inclined plane and only if the maximum height of the structure or structures occurs at that portion of the site covered by the highest portion of the inclined plane.
(5)
Scale Transitions. In order to provide a transition in scale from new structures to existing structures on the boulevards fronting on the rivers, development on sites next to existing structures which exceed the height limitation created by the inclined planes may exceed the height limitation by fifty (50) percent of the extent to which the existing structure exceeds the height limitation, providing that any portion of the new structure above the inclined plane achieve a minimum setback of twenty (20) feet from property lines along Fort Pitt Boulevard and Fort Duquesne Boulevard.
I.
GT-D Subdistrict. The provisions in this section apply to lands within the GT-D Subdistrict of the GT District.
1.
Purpose. The purposes of the GT-D Subdistrict area as follows:
(a)
To provide a zoning classification suitable for application to the Gateway Center Area in order to maintain and preserve the existing environmental characteristics;
(b)
To encourage new development to follow the pattern which has been established of predominantly office uses in high-rise structures with spacious park-like open area at ground level, commercial facilities to serve such development and some mixture of residential uses; and
(c)
To encourage development that will enhance the natural site advantages and at the same time preserve and complement advantages from other Golden Triangle and adjacent locations.
2.
Site Development Standards. Each site in the GT-D District shall be subject to the following site development standards.
(a)
Floor Area Ratio. The maximum floor area ratio in the GT-D Subdistrict shall be seven and one-half (7.5).
(b)
Urban Open Space. Urban Open Space shall be provided at ground level in an amount equal to at least sixty (60) percent of the lot area.
(c)
Height. The following maximum height standards shall apply in the GT-D Subdistrict.
(1)
Monongahela River Side. Structures or portions of structures shall not penetrate an inclined plan determined by straight lines connecting points one hundred eighty (180) feet above established street grade on Fort Pitt Boulevard and three hundred eighty-five (385) feet above street grade on Third Avenue calculated at the property lines.
(2)
Allegheny River Side. Structures or portions of structures, other than those containing residential uses, shall not penetrate an inclined plane determined by straight lines connecting points one hundred eighty (180) feet above established street grade on Fort Duquesne Boulevard and four hundred fifty (450) feet above street grade on Liberty Avenue, calculated at the property lines. Those portions of structures containing residential uses only may penetrate this inclined plane providing that any portion of the new structure above the inclined plane achieve a minimum setback of twenty (20) feet from property lines along Fort Duquesne Boulevard but shall not penetrate a second inclined plane determined by straight lines connecting points two hundred fifty (250) feet above established street grade on Fort Duquesne Boulevard and four hundred fifty (450) feet above street grade on Liberty Avenue, calculated at the property lines.
(3)
Tall Building Bulk Reduction. See Tall Building Bulk Reduction regulations of GT-C Subdistrict, Section 910.01.H.2(d)(3).
(4)
Design Flexibility. See Design Flexibility regulations of GT-C Subdistrict, Section 910.01.H.2(d)(4).
(5)
Scale Transitions. See Scale Transition regulations of GT-C Subdistrict, Section 910.01.H.2(d)(5).
J.
GT-E Subdistrict. The provisions in this section shall apply to lands within the GT-E Subdistrict of the GT District.
1.
Purpose. The purposes of the GT-E Subdistrict area as follows:
(a)
To provide a zoning classification suitable for application as a transitional area between the Golden Triangle and Crawford Square where regional and local uses can coexist harmoniously; and
(b)
To encourage connections between the Golden Triangle Area and the Crawford Square neighborhood by means of restoring a traditional pattern of development.
2.
Site Development Standards. Each site in the GT-E District shall be subject to the following site development standards.
(a)
Floor Area Ratio.
(1)
Nonresidential. The maximum floor area ratio for structures that do not contain residential or hotel units shall be six (6).
(2)
Residential and Hotel/Motel. The maximum floor area ratio for structures that contain residential dwelling units or hotel/motel uses shall be six (6), provided that a maximum floor area ratio of up to seven and one-half (7.5) may be allowed by the Planning Commission when the total amount of residential or hotel/motel floor area equals or exceeds twice the amount of bonus floor area.
(b)
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.
(c)
Height. Structures or portions of structures, shall not penetrate an inclined plane determined by straight lines connecting points one hundred (100) feet above established grade one hundred (100) feet west of Crawford Street and four hundred (400) feet above established grade at Fifth Avenue and the Crosstown Expressway.
§ 910.02 (Reserved) [1]
[1]
Editor's Note: Former § 910.02, which pertained to DR, Downtown Riverfront District, and derived from Ord. 5, 4-15-1999, Amend. No. U-2; Ord. 28, 11-17-2000, Amend. No. U-25; and Ord. 19-2004, eff. 11-8-2004, was repealed by Ord. 31-2018, eff. 8-6-2018.