Pittsburgh Zoning Districts - NDO 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. A tiny 0.04 square miles or 0.08% of Pittsburgh falls into an NDO (Neighborhood Office) zoning district. In this post, we provide an overview of the challenges when working on a site in the NDO zone. Additional posts will dive into the uses and density regulations for the NDO.

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.

Challenges

While this district has “Office” in its name, a proposed office use will require either an Administrator Exception or a Special Exception, depending on size, to be approved in this district. This means additional cost and probably more documentation. Both approval paths require a posted notice while the Special Exception also involves a public hearing with the Zoning Board of Adjustment. In Pittsburgh’s modified hierarchical zoning approach, the NDO is the most restrictive mixed-use zoning district. As a result, an office use has less red tape in any of the other mixed-use zoning districts.

Projects in mixed-use zoning districts also 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 additional staff time involved, there is an additional cost. In the NDO, Site Plan Review is required for:

• any new construction, addition, or exterior renovation on a property with a lot size of at least 2,400 sq ft (a common size)

• any scope of work on a non-residential use (a common use)

• any parking lot with more than 10 spaces or over 2,500 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. Due to the size and location of the NDO district, most property in the district falls into this range. 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.

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 Neighborhood Office zoning district will likely require the longer and more expensive Site Plan Review process and be subject to Residential Compatibility Standards. Applicants should also be prepared for additional time and documentation when applying for new office uses in the NDO.