Pittsburgh Zoning Districts - HC Overview
By Carolyn Ristau
Introduction
Zoning districts are a fundamental building block of zoning regulations and set the base use, height, and density standards. In some cases, the district also sets the required level of zoning review. The HC (Highway Commercial) zoning district covers 0.31 square miles or 0.64% of Pittsburgh. In this post, we provide an overview of the challenges when working on a site in the HC zone. Additional posts will dive into the uses and density regulations for the HC.
Refer to our Introduction to Pittsburgh’s Zoning Districts for the complete list of base zoning districts in the city. Pittsburgh’s interactive zoning map can be used to verify the project site’s zoning district.
Overview
The HC zoning district is mostly focused on car-oriented development. Height is encouraged, while density is discouraged. This is the first district stepping down the hierarchy of zoning districts that permits 5 stories by right. However, the floor area ratio is limited to 2:1 or 3:1.
Challenges
Projects in mixed-use zoning districts tend to have more standards to follow and are often required to go through Site Plan Review. Site Plan Review is a longer, more thorough review than Basic Zoning Review (formerly known as over-the-counter), and often requires additional documentation. Due to the staff time involved, there is an additional cost for the review. In the HC, Site Plan Review is required for:
any new construction, addition, or exterior renovation on a property with a lot size of at least 8,000 sq ft
any scope of work on most parcels adjacent to or within 100 feet of an R1D/A, R2, R3, RM, or H zoning district
One of the additional standards checked during Site Plan Review is Residential Compatibility. Residential Compatibility applies when a parcel is adjacent to or within 100 feet of an R1D/A, R2, R3, RM, or H zoning district. The Residential Compatibility Standards (Chapter 916) may add setbacks, height limits, and screening requirements above and beyond the base requirements. They may also impose limits on operating hours, lighting, noise, and odor. The zoning code acknowledges that this often creates a hardship. As a result, the code has standards to waive some or all of the Residential Compatibility Standards through a Special Exception at the Zoning Board of Adjustment.
Large parking lots (which means lots with at least 11 spaces) are subject to the Landscaping and Screening Standards (Chapter 918). These standards require at least 25 sq ft of landscaping per parking space and one tree for every five parking spaces.
Additionally, the HC zoning district is often located along the runs (aka streams) in Pittsburgh. Therefore, a significant portion of the property in this district is in the floodplain. If that is the case, floodplain regulations (Section 906.02) must be met before zoning can be approved. The interactive zoning map can help identify if all or a portion of the project site is within the boundaries of the floodplain.
Conclusion
The zoning district sets the base use, height, and density standards for any project and may also designate the level of review required. Projects needing zoning review in the Highway Commercial zoning district may require the longer and more expensive Site Plan Review process. They may also be subject to Floodplain, Landscaping and Screening, and Residential Compatibility standards.
