Pittsburgh Zoning Districts - RIV Height Regulations
By Kathleen Oldrey and Carolyn Ristau
Introduction
The RIV implements complex and conditional height standards that set height maximums from 45 feet to 250 feet depending on location. The Zoning Max Height Overlay shown on the Pittsburgh Interactive Zoning Map displays the location of the varied maximum heights: the different maximum heights shown on this overlay do not completely correspond to subdistrict boundaries or to neighborhood boundaries, thereby adding a layer of complexity to the regulations of the RIV.
This post takes a look at the details and challenges of the height regulations in this district. Other posts provide an overview of the RIV and its density regulations, cover each of the subdistricts (RIV-RM, RIV-MU, RIV-NS, RIV-GI, and RIV-IMU), and explain some of the areas of complexity in the RIV including performance points, design standards, environmental standards. and parking regulations.
Overview
The RIV height regulations set three major requirements for building height:
a minimum building height (for primary structures) of 24 feet
a base height of 60 feet (except where the Zoning Max Height Overlay shows a maximum height of 45 feet)
varied maximum heights from 45 feet to 250 feet
Understanding how base height differs from maximum height is the first step in interpreting this code section and applying it to projects. The base height, 60 feet, is as tall as a building is permitted to reach without having to meet height bonus and design standards. If the height bonus and design standards are met, a building can then reach up to the maximum permitted height shown for its parcel in the Zoning Max Height Overlay.
The first requirement for a building proposed to exceed the 60-foot base height is that it meets all height bonus qualifications that apply to the RIV. This includes the standards set out in Section 915.07, which apply to other districts that qualify for the Performance Points system, such as the UPR, as well as standards specific to the RIV and outlined in Section 905.04.K, and which we dive into here.
The height design standards set for the RIV largely address the bulk and massing of tall structures, and their impact on nearby areas. As height increases, exceeding 65 feet and then 85, the maximum permitted building footprint decreases. Stepbacks are also required for buildings that exceed 65 feet; requirements again become more stringent when a building is proposed to exceed 85 feet. Stepback requirements are detailed in Section 905.04.E.3.c(2)(c).
Stepbacks are similar to but not the same as setbacks. A setback is the required distance between a structure and a property line. A stepback is the required distance between a structure’s footprint at a given height and its footprint at ground level, often only imposed on specific building frontages. In other words, stepbacks decrease a building’s footprint as its height increases. In general, stepbacks mitigate the actual and perceived bulk of a building from street level.
In addition to the stepback requirements, the code requires shadow studies for buildings proposed to be taller than 65 feet. Shadow studies show where shadows will be cast by the proposed structure in different seasons and at different times of day, compared to the site’s present condition. This additional requirement adds a review element specific to tall buildings’ impact on their surroundings.
Challenges
The RIV’s height standards can be challenging to interpret: differentiating base height from maximum height and understanding what conditions must be met to achieve a proposed height can require detailed review of the relevant zoning sections. The Performance Points system of Section 915.07 requires additional planning and documentation for project approval.
Conclusion
The first clause of the RIV’s purpose statement calls for acknowledging “the varied character” of the city’s riverfront areas, and the varied height regulations reflect this varied character. Interpreting these varied height regulations may add time, cost, and confusion to a project in the RIV.
