Pittsburgh Zoning Districts - P 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 level of zoning review required. Nearly 12 square miles or 24.3% of Pittsburgh falls into a P (Parks) zoning district. In this post, we provide an overview of the challenges when working on a site in the P zone. Additional posts will dive into the uses and density regulations for the P.
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
The P or Parks, formerly known as PO or Parks and Open Space, is for both parks and residential areas. In the zoning code it is grouped under the “special” zoning districts, but it is placed in our zoning district series with the residential districts because of the number of single-family dwellings found in this district. The P zoning district is special for several reasons. It is the district that covers the City’s numerous parks from neighborhood playgrounds or green spaces to the large city parks like Frick Park and Schenley Park. It is also the only zoning district that permits Cemeteries or Golf Courses.
While these uses fit with the name of the district, it also is used for some pockets of single-family dwellings. Usually, these residences are on the edges of a park. Applicants whose homes are in a P zone often explain that their property is a house, not a park, when told it is in the Parks zoning district. This confusion is the easiest of the challenges that these applicants face. The minimum lot size and setback standards are comparable to the Moderate subdistrict of the R1 (single-family residential) zoning district. However, unlike the R1 district, any exterior renovation, addition, or new construction in the P on a lot of at least 2,400 sq ft requires Site Plan Review. Most of the residential lots in P zoning districts are at least 2,400 sq ft.
Site Plan Review is a step above Basic Zoning Review. The key difference between these is that a Basic Zoning Review (on average) takes 30-45 minutes and was formerly conducted at the counter as the applicant waited. On the other hand, Site Plan Review (on average) takes 4-6 hours and is conducted over the course of several days, possibly weeks. This means that two applicants with single-family dwellings, one in the R1 and one in the P, could be applying for the exact same scope of work, but the one in the P will experience a longer review with more process, more documentation, and more fees.
Other uses found in this zoning district typically fall within the borders of a park. These will often meet the threshold of the Site Plan Review requirement (which they are likely to meet in other districts as well). However, as parks are typically owned by the City, applications for exterior work will also require review by the Art Commission - regardless of whether the proposal includes any artwork. The Art Commission meets monthly and typically requires that projects present twice. Zoning staff will not sign final approval on a Site Plan Review until the project has received final approval from the Art Commission.
Conclusion
The zoning district sets the base use, height, and density standards for any project and may also designate the level of review required. Most of the P zoning district covers areas that are used as parks, cemeteries, or golf courses, but a significant portion of the district covers single-family dwellings. These homes will experience longer and more expensive reviews when they apply for zoning that houses in a residential zoning district. Other uses in this district will also often experience longer reviews requiring more documentation than they might in other districts.
