WHAT IS ZONING

AND LAND USE?

A GUIDE TO THE CITY OF PITTSBURGH 1
 ACKNOWLEDGEMENTS TABLE OF CONTENTS

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What is zoning?
Zoning addresses where—or in what zone—you can or cannot
build. Zoning keeps buildings of similar use and occupation in the
same zone, while separating buildings of different uses. Zoning
looks at issues such as land use, public health and overcrowd-
ing and tries to determine how we can make improvements. It is
important to note that zoning doesn’t actually build anything. It
clarifies the limits and guides what can be built in a zone.
Zoning seperates land into parcels. Groups of
parcels make up a zone.
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Who Does Zoning Impact?
Zoning affects everyone; business owners, contractors,
and residents are all impacted by zoning standards in
different ways.
How are Businesses Affected?
Business owners must be aware of the city’s zoning laws so
that they can determine how large their business can grow,
and how profitable it may be.
How are Residents Affected?
Zoning defines whether an area is purely residential or
mixed. It also regulates home renovations and extensions
of property.
How are Communities Affected?
Proper zoning allows communities to effectively preserve
their neighborhood’s assets and maintain their unique
identities.
How are Contractors Affected?
Contractors must abide by the Pittsburgh’s zoning laws
when constructing new buildings in the city. Zoning laws
dictate how tall a building can be in a certain area, how
much land it can cover and what its use will be.
Zoning Codes regulate land use, size, shape and
permitted activities. Zoning code seeks to protect neighborhood identity and
quality while promoting a mix of uses and address population densities.
What is Zoning for?
Zoning Ordinances define zones in two
ways: land use--or zone activities--and by size and shape of buildings and
other developments. The three major activities and uses that define zones are:
residential, commerical and industrial.

The Power of Zoning

! Zoning is beneficial to communities who wish to see history and
identity preserved while encouraging development.

Zoning can empower communities to take control of their environment

! to create changes that benefit everyone (i.e. promote business, edu-
cation, creation of parks, etc.…).

! Proper zoning prevents urban and suburban overcrowding, protects

public health and promotes increased quality of neighborhoods.

! Rezoning allows for repurposing of land and creates opportunities for

upsizing and downsizing.

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There are 3 major categories that
define land use within a zone:

1 Residential
Residential activities are specific to resi-
dents of a neighborhood. They include community
activities like schooling, libraries and places of wor-
ship.

2
http://tinyurl.com/hjtpwaf

Commercial Commercial activities account for retail,

business and other service uses that are typically
paid for. This covers services like grocery stores,
malls, restaurants, service stations, hotels, hospitals
and many others.
https://en.wikipedia.org/wiki/Shadyside_(Pittsburgh)

3 Industrial
Industrial uses are activities that create
noise, pollution, traffic and other byproducts unsuit-
able for residential and commercial uses.

http://tinyurl.com/hasqxp9

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Who controls zoning?
Boards, Commissions & Comittees The Planning Commission is responsible for
guiding land use and land development within the city of Pittsburgh.
Relationship to Development: projects go here for re-
When it comes to zoning, there are many processes and reviews
view and approval or recommendations to City Council, staff and
that need to be fulfilled in order to build. There are eight boards
public review.
and commisions in the City of Pittsburgh that strive to keep build-
ings and developments consistent with city goals and objectives. The Zoning Board of Adjustments
reviews and approves applications dealing with zoning and the Zon-
ing Ordinance.
Planning Commission Relationship to Development: quasi-judicial body that
reviews items for compliance or exceptions to the Zoning Code.
Site Plan Review
The Historic Review Commision (HRC)
protects and maintains historically and architecturally significant
Design Review buildings and neighborhoods in the City of Pittsburgh.
Relationship to Development: The HRC reviews and
Zoning Board of Adjustments approves exterior alterations that are visible from the public
right-of-way and to structures nominated as historic in a City
Historical Review Commission Historic District.

Design Review is an important part of the permitting

Art Commission process in the Department of City Planning. Large projects go here
for input to the boards and commission.
Relationship to Development: The Design Review
Naming Commission Board elevates and projects high quality designs for sites and
buildings and resolves design issues. This allows for the Plan-
City Council ning Commission to focus on ensuring new developments are
consistent with the planning objectives of the city.
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Staff Design Review staff works with the
appropriate neighborhood planners make an initial evaluation.
During the initial review the design staff lists design targets for the
project. The targets serve as a checklist for the applicant until the
applicant meets all requirements to the best of their ability.
The Contextual Design Advisory
Panel (CDAP) is an eight member panel with multi-dis-
ciplinary expertise. CDAP advises the Department of City Planning
by reviewing and providing design guidance on selected, higher
profile projects throughout the city. The panel resolves design
issues before the Planning Commission reviews it, allowing for the
Planning Commission to focus on assuring that new developments
are consistent with the planning objectives of the city.
Site Plan Review is an administrative zoning
review for medium sized projects. The purpose of the Site Plan
Review is to ensure that a proposed development complies
with applicable zoning standards. This process intends to re-
sult in well-designed projects that improve quality of life, neigh-
borhood character, economic and environmental benefits.
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The Art Commission is mandated to review the
urban design, architectural, and landscapes features of structures
which are erected on or above land owned by the City including
parks and bridges. The Art Commission ensures compatibility and
protection of City properties to allow complementary uses.
Relationship to Development: reviews and approves
non-standard items on City property and public lands.
The Naming Commission establishes guide-
lines and specifications for naming or changing the name of a public
property or facility.
Relationship to Development: The naming process al-
lows for requests and recommendations, public hearings, meet-
ings and other requirement for naming properties and facilities
after individual persons.
Lots & Parcels Rezoning
The Building Blocks of Zoning Lot Consolidations and Subdivisions

While the terms lot and parcel are often used sometimes property owners are required to
interchangably, they actually have two distinct change the size of their lot in order to comply
meanings in the context of zoning. with zoning regulations.
In simplest terms... A consolidation is when more than one lot is
joined together legally to create a new single
A lot is a single piece of land that is owned by
lot.
someone or some group. The size of the lot
determines the scale of development that can A subdivision is when a lot is legally separat-
occur within it. ed into more than one lot.
Here are some examples of why one may be
A parcel is an area that can contain several
required to consolidate:
lots, grouped together into one taxable zone.
For tax reasons, so that a property owner receives
only one bill.
Parcel 1 Parcel 2 To conform to the international building code,
which does not allow construction across a lot line.
For zoning requirements, to keep accessory
structures such as a garage on the same lot as
Lot 1 Lot 2 Lot 3 Lot 4 Lot 5 Lot 6 the primary structure.
source: http://apps.pittsburghpa.gov/dcp/Lot_Consolidation_and_Subdivision_FAQ.pdf

Taxed Together Taxed Together

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Rezoning
Zoning Changes
Land owners are able to apply for changes in
zoning if they feel that their land isn’t zoned to
suit their needs.
In the city of Pittsburgh, land owners must
submit a zoning change petition to the Plan-
ning Commission for review. It is then up to
City Council to approve or deny the change
after receiving a reccomendation from the
Planning Commission.
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Rezoning
Variances
Variances may be granted to projects that
do not comply with Zoning Code standards.
Specific to the zoning district in which the proj-
ect is located, variances may be given to proj-
ects that deviate from permitted uses, floor-ar-
ea-ratios and building heights without causing
negative impact on the surrounding context.
Zoning Division approval is needed for all exte-
rior construction ranging from residential decks
and parking pads to new building construction.
Zoning approval is needed for most interior
work too.
Source: http://pittsburghpa.gov/dcp/zoning/zoning-process
Zoning Districts
Zoning districts are different zones with similar uses
that guide which types of buildings and developments
that can go in different areas. Pittsburgh has seven
base zoning districts:
Residential Districts are zones
that designate land use and land activity solely
around residential purposes.
There are five types of Residential Zones
within the City of Pittsburgh:

Residential Districts Single-Unit Detached

Residential (R1D)
Mixed-use Districts
Special Purpose Districts Single-Unit Attached
Residential (R1A)
Overlay Districts
Downtown Districts Two-Unit Residential (R2)

Public Realm Districts Three-Unit Residential (R3)

Specially Planned Districts
Multi-Use Residential (RM)

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 Single-Unit Single-Unit Two-Unit Three-Unit Multi-Unit
Detached Residential Attached Residential Residential
Residential
Residential
(R1D) (R2) (R3) (RM)
A zoning lot in which single, (R1A) A zoning lot in which A zoning lot in which
non-attached housing units A zoning lot in which A zoning lot in a dwelling unit oc- a dwelling unit oc-
are able to be constructed a single unit—a unit which a dwelling cupies three fami- cupies four or more
on its own lot—is unit occupies two lies within a single families within a
attached to one or families within a building single building
more dwelling units single building
that occupy their own
lot

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Mixed-Use Districts have capacities
for residential, commercial and manufacturing land
Neighborhood
uses with limitations on each one.
Office District
(NDO)
There are seven types of Mixed-Use Zones Districts that are primarily residential
within the City of Pittsburgh: in use that provide development
opportunities for small office uses

Neighborhood Office District

(NDO)
Local
Neighborhood
Local Neighborhood Commercial
Commercial
District (LNC)
District (LNC)
Districts that are residential and
Neighborhood Industrial have neighborhood-serving com-
MARKET

District (NDI) mercial uses

Urban Neighborhood Commercial

Neighborhood
District (UNC)
Industrial District (NDI)
Districts with a broad range
Highway Commercial District (HC) of industrial uses that also
accommodate office, com-
mercial and residential uses MARKET

General Industrial District (GI)

Urban Industrial District (UI)

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Urban Neighborhood General Industrial
Commercial District District (GI)
(UNC)
Districts that accommodate
Districts with commercial uses BANK
industrial, manufacturing and
broader than the immediate warehouse uses with limited
neighborhood or the neighbor- commercial developments that
hoods adjacent support those uses

Highway Commercial District (HC) Urban Industrial District (UI)

Districts that accommodate auto-oriented commercial activities and Districts that allow mid-sized to large industries while accommodat-
other commercial uses that tend to be incompatible within close ing for adaptive reuses on manufacturing buildings for commercial
proximity to smaller residential areas and residential uses

GASOLINE

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Special Purpose Districts are
intended to provide a flexible framework for alter-
native forms of development on very large sites of
City-wide importance.
There are three types of Special Purpose
Zones within the City of Pittsburgh:
Educational/Medical
Institution (EMI)
Districts that accommodate
educational and medical insti-
tutional uses in an urban area
Park (P)
Districts that accommodate passive
and active recreational uses for pub-
lic and private park areas
Hillside (H)
Areas not suitable for intensive
development due to environmental or
accessibility difficulties
Overlay Districts include zoning
regulations which special safety provisions
and other protections are added to an al-
ready existing zone. This is to prevent public
safety hazards such as land subsidence and
flooding.
There are nine types of Overlay Districts within the
City of Pittsburgh:
The Floodplain Overlay District (FP-O)
reduces the probability of property damages and hazards to life
that can be caused by flooding; consistent with the Pennsylvania
Floodplain Management Act and the National Flood Insurance
Program.
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The Riverfront Overlay District (RF-O) The Advertising sign Overlay District
maintains open spaces that allow public access along the river and (AS-O) regulates where advertising signs are allowed in the
regulates the permitted uses along the riverfront.
city.
The Undermine area Overlay District The Interim Planning Overlay District
(UA-O) reduces the risk of damage to property and hazards to
life that may be caused by collapses in land surfaces over under- (IPOD) places regulations that define areas in which the
zoning criteria are found to be deficient and provide a pathway for
ground mines.
interim zoning for development.
The Landslide-Prone Overlay District
(LS-O) reduces the risk of damage or hazards to life that may
occur from land sliding or movement as a result of construction and
land operations.

The View Protection Overlay District

(VP-O) limits developments that would obstruct scenic views
that would hinder quality of life, property values and other sustain-
able economic developments.

The Steep Slope Overlay District (SS-O)

assures that steep slope sites are adequate for development to
maintain the character of slopes in Pittsburgh.

The Stormwater Management Overlay

District (SM-O) manages storm water runoff from land
alterations and prevent development activity that would increase
storm water that may cause risk of damages to property or hazards
to life while promoting natural drainage systems; consistent with
the Pennsylvania Storm water Management Act.

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Downtown Districts were specifi- The Downtown Riverfront District accom-
cally designed to preserve the identity of downtown modates industrial, residential, and limited industrial
Pittsburgh’s geography like Golden Triangle and uses on the riverfront while allowing public access.
Riverfront.

There are two types of Downtown Districts within

the City of Pittsburgh:

The Golden Triangle District supports de-

velopments in commercial, office, residential and
cultural uses while preserving the Golden Triangle’s
regional significance.

Public Realm Districts contain

areas, pathways and places in which have distinc-
tive characteristics that are city-wide or regionally
important to the public while maintaining its identity.

Grandview Avenue & Oakland are the two

Public Realm Districts in the city.

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Planning Development
Districts are large sites (usually brownfields)
that intend to create and provide a framework for
alternative forms of development. Regulations and
procedures allow for attractive urban areas and
meet public goals such as preservation of natural
environments that have citywide impacts.

RIDC Pittsburgh

There are currently eleven planning development

districts in the city:

Pittsburgh Technology Center (SP-1)

Washington’s Landing (SP-2)
Public Safety Complex (SP-3) The ALMONO site is a great example of a devel-
Station Square (SP-4) opment district that is in the early stages of attract-
South Side Works (SP-5) ing investment. The project is aimed at designing
Pallisades Park (SP-6) an environmentally sustainable riverfront district in
Oakland Planned Unit Development District (SP- Pittsburgh’s Hazelwood neighborhood.
7)
Riverfront Landing (SP-8)
Bakery Square (SP-9)
ALMONO (SP-10)
Lower Hill (SP-11)

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How Zoning Limits Calculating FAR
Building Size & Shape Let’s start with an empty lot.
Lot Size: 50 ft x 50 ft
Floor Area Ratio (FAR) is the main way Lot Area: 2,500 sq. ft
zoning laws limit the size and the shape of buildings
and other development. FAR is the total amount of
floor area of all buildings on a lot divided by the total
area of the lot.

A business owner wants to construct a

one-story storefront that covers 2,000 square

=
Total Floor Area Floor Area feet on the 2,500 sq. ft lot.

Lot Area Ratio (FAR)

Each zoning district and classification has a

maximum FAR that creates cohesive com-
munities and districts. It also keeps sufficient
2,000 sf store
spacing between buildings.
2,500 sf lot = 0.8
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Lets look at a building that takes up two of these Imagine that the city decides to increase the
lots. The height of the building is the same, but it is original lot’s maximum FAR from 1.0 to 2.0.
double the size of the previous storefront.

This means you can now build another floor!

The building now has double the amount of
square footage on the same lot.
4,000 sf store
5,000 sf lot = 0.8
4,000 sf store
Even though we doubled the building size, we also
doubled the size of the lot, so the FAR remains the
2,500 sf lot = 1.6
same.

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Rezoning
Zoning Changes
Land owners are able to apply for changes of zon-
ing if they feel that their land isn’t zoned to suit their
needs.
In the city of Pittsburgh, land owners must submit a
zoning change petition to the Planning Com-
mission for review. It is then up to City Council to
approve or deny the change after receiving a rec-
comendation from the Planning Commission.
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Rezoning
Variances
Variances may be granted to projects that do not
comply with Zoning Code standards. Specific to
the zoning district in which the project is located,
variances may be given to projects that deviate
from permitted uses, floor-area-ratios, and building
heights without causing negative impact on the sur-
rounding context.
Zoning Division approval is needed for all exterior
construction ranging from residential decks and
parking pads to new building construction. Zoning
approval is needed for most interior work, too.
Source: http://pittsburghpa.gov/dcp/zoning/zoning-process

Glossary
Accessory - any structure that serves a secondary purpose on
a lot.
Commercial - land use activities that include retail, business
and other service uses that are typically paid for. This covers servic-
es like grocery stores, malls, restaurants, service stations, hotels,
hospitals and many others.
Conditional Uses - an exception that grants the land owner
to use his land in ways that would not be permitted otherwise.
Floor Area Ratio (FAR) - the main way zoning laws limit
the size and the shape of buildings and other development. FAR is
the total amount of floor area of all buildings on a lot divided by the
total area of the lot.
District - an area with established boundaries that contains
structures of similar size, shape, or use.
Industrial - an area that supports manufacturing, warehouses,
and similar uses which are incompatible with lower intensity land
uses.
Overlay District - include zoning regulations which special
safety provisions and other protections are added to an already ex-
isting zone. This is to prevent public safety hazards such as land
subsidence and flooding.
Permitted Uses - uses for which no variance or permit is
required
Public Realm Districts - areas that contain pathways and
places in which have distinctive characteristics that are city-wide or
regionally important to the public while maintaining its identity.
Residential - areas that include housing and community amen-
ities such as schools, libraries, and places of worship.
Rezoning - Assigning areas to a different zone.
Special Exceptions - permissions granted to land owners
that allow them to use their property in ways that differ from what is
stated in the zoning code.
Specially Planned District - SP District regulations are in-
tended to provide a framework for alternative forms of development
for very large sites
Variances - variations from the regulations set in the zoning
code. One must submit an application and have it approved in order
to recieve a variance.
Zoning - Zoning keep buildings of similar use and occupation in
the same zone, while separating buildings of different uses.
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