Pittsburgh Zoning Districts - RIV-NS Uses

By Kathleen Oldrey

Uses

Zoning districts regulate what uses are permitted through what approval paths. Any use not listed in the following categories would require a use variance from the zoning board to proceed, unless the zoning administrator determines it is a “use not listed” that can be reviewed by staff.

As of August 2022, the online version of the use table identifies the following uses as allowable in the RIV-NS (Riverfront North Shore) zoning district.

Note: Whenever there is a code amendment, it often takes months for the online version to be updated. Zoning staff have access to the most recent code amendments, which can also be found on the city’s online legislation center.

Permitted-by-Right (P)

This section lists the uses that are permitted-by-right. These uses can be approved administratively by staff, a process that was often referred to as “over-the-counter” under the in-person, paper submittal process. (As this is Pittsburgh, the phrase will likely stick for some time even now that the online submittal process has essentially done away with the counter.)

Note: A use that is permitted-by-right is permissible only when all applicable zoning code regulations are met, not just the use standards.Multi–Unit Residential

• Assisted Living (Class A, B & C)

• Multi-Suite Residential (Limited & General)

• Animal Care (Limited)

• Art or Music Studio

• Public Assembly (Limited & General)

• Bank or Financial Institution (Limited & General)

• Bed and Breakfast (Limited & General)

• Child Care (Limited & General)

• Club (Limited & General)

• Community Center (Limited & General)

• Cultural Service (Limited & General)

• Educational Classroom Space (Limited)

• Gaming Enterprise

• Grocery Store (Limited & General)

• Hotel/Motel (Limited & General)

• Laboratory/Research Services (Limited & General)

• Library (Limited & General)

• Medical Marijuana Dispensary

• Medical Office/Clinic (Limited & General)

• Office (Limited & General)

• Parks and Recreation (Limited & General)

• Recreation and Entertainment, Indoor (Limited & General)

• Recreation and Entertainment, Outdoor (Limited & General)

• Recycling Collection Station

• Religious Assembly (Limited & General)

• Restaurant (Limited & General)

• Retail Sales and Services (Limited & General)

• Safety Service

• School, Elementary or Secondary (Limited)

• Sidewalk Cafe

• Vocational School (Limited & General)

Administrator Exception

This section lists the uses that are permitted through an administrator exception. The administrator exception process is reviewed by staff but involves a posted notice on the property and additional fees. It usually requires more documentation than the permitted-by-right process.

• Housing for the Elderly (Limited)

• Personal Care Residence (Small)

• Amusement Arcade

• Manufacturing and Assembly (Limited & General)

• Outdoor Retail Sales and Service (Non-Accessory Use)

• Parking Structure (Limited & General)

• School, Elementary or Secondary (General)

• Service Station

• Vehicle/Equipment Repair (Limited)

Special Exception

This section lists the uses permitted through a special exception. The special exception process is reviewed by the Zoning Board of Adjustment and involves a posted notice, public hearing, and additional fees. For each special exception, there are specific criteria listed in the zoning code that must be met before the zoning board can approve the proposal.

• Community Home

• Housing for the Elderly (General)

• Personal Care Residence (Large)

• Communication Tower, Class A & B

• Helistop

• Hospital

• Laundry Services

• Parking, Commercial (Limited & General)

• Transit Facility

Conditional Use

This section lists the uses permitted through a conditional use. The conditional use process is reviewed by the Planning Commission, which then makes a recommendation to City Council which is the approving body. There are multiple posted notices, multiple public hearings, and additional fees.

• Communication Tower, Class C

• Controlled Substance Dispensation Facility

• Correctional Facility (Limited)

• Custodial Care Facility

• Excavation/Grading/Fill, Major

• Helipad

• Utility (Limited & General)

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For Additional Information

See our overview of the RIV for more about this district and our Introduction to Pittsburgh’s Zoning Districts for the complete list of base zoning districts in the city.