Pittsburgh Zoning Districts - R2 Overview
By Carolyn Ristau
Introduction
Zoning districts are a fundamental building block of zoning regulations and set the base use, height, and density standards. The R2 or Two-Unit Residential is one of five R or residential zoning districts in Pittsburgh. Only 4.38 square miles or 9% of the city falls into an R2 zoning district. In this post, we provide an overview of the challenges when working on a site in the R2 zone. Additional posts will dive into the uses and density regulations for the R2.
Note: There are additional “special” zoning districts that are also predominantly residential, but they are grouped separately from the “R” residential districts.
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 and density subdistrict.
Challenges
The R2 is the first zoning district when climbing Pittsburgh’s hierarchy of districts that permits multiple units on one lot. While multiple units are now permitted another regulation comes along with it. The zoning subdistricts set standards for the minimum lot size, but when there are multiple units, there is an additional standard for minimum lot size per unit. This additional standard is one of the reasons why there is a caveat to the “permitted-by-right” designation on the use table. A use may be permitted-by-right, but it will not be approved unless all applicable zoning code regulations are met. In the R2-L and R2-M, the minimum lot size required for a development is 5,000 sq ft and 3,200 sq ft respectively, but to develop a “permitted-by-right” two-unit house, the minimum lot size needs to be greater than this (6,000 sq ft and 3,600 sq ft respectively).
A dimensional variance to reduce the minimum lot size requirement is an easier ask than a use variance to develop a two-unit in a single-unit district. However, variances to the minimum lot size that receive approval tend to be for minor reductions. One of the R2-M districts in Shadyside has many lots that are 2,500 sq ft. To build or convert to two-unit homes on a lot of 2,500 sq ft when the minimum lot size for two-units is 3,600 sq ft would be a major reduction in the minimum lot size and so less likely to be approved.
On the positive side, in addition to Two-unit Residential, Child Care (Limited) is also a permitted use in the R2. Other uses not permitted in the R1D or R1A that are permitted through other approval paths in the R2 are Assisted Living Class A, Personal Care Residence (Large), Bed and Breakfast (General), and Custodial Care Facility. See our R2 Uses post for more information.
Conclusion
The zoning district sets the base use, height, and density standards for any project. The R2 permits more uses than the R1D or R1A, but also continues the challenge of minimum lot size requirements that may not match the existing conditions. While the zoning district sets the base standards, there may be “bandages” that permit variations, or a project may request variances to these requirements.
Also, keep in mind that meeting these base standards does not guarantee zoning approval as there may be additional zoning regulations that apply - the most common are parking and environmental requirements.
