Pittsburgh Zoning Districts - UNC 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. Just over 1% or 0.5 square miles of Pittsburgh falls into an UNC (Urban Neighborhood Commercial) zoning district. In this post, we provide an overview of the challenges when working on a site in the UNC zone. Additional posts will dive into the uses and density regulations for the UNC.
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.
Overview
The UNC zoning district is mostly focused on dense development. Uses that are likely to require large open-air lots, such as agriculture, medical marijuana growing, and large outdoor recreation and entertainment, are prohibited in the UNC even though they are permitted in the next most restrictive zoning district. Oddly, given the focus on density, the UNC is the first zone when stepping down the hierarchy of districts that permits fast-food restaurants with drive-throughs.
Density is also encouraged in the UNC through its height standards with greater heights permitted near Major Transit Facilities or through a Special Exception from the Zoning Board of Adjustment.
Challenges
Projects in mixed-use zoning districts 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 staff time involved, there is an additional cost for the review. In the UNC, 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 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. 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.
Some sites in the UNC are bumped up one review level to Planning Commission Review that, in addition to a more extensive staff review similar to Site Plan Review, requires presenting the project to Planning Commission twice, once with public comment. This is likely on sites along Baum Blvd and Centre Ave in the city’s East End where there is an overlay district called the Baum-Centre Zoning Overlay. The interactive zoning map can be used to determine if the site is in this overlay.
Projects that involve a public hearing, such as at the Planning Commission or Zoning Board of Adjustment, may also be subject to a more involved community process through the Registered Community Organization regulations. The interactive zoning map can help identify if the project site is within the boundaries of a Registered Community Organization.
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 Urban Neighborhood Commercial zoning district will likely require the longer and more expensive Site Plan Review process, though some will require the even longer and pricier Planning Commission Review instead. They may also be subject to Residential Compatibility Standards and the Registered Community Organization process.
