Zoning Recommendations

Transcription

1 Zoning Recommendations repared by Camiros for the City of ittsburgh, A September 2017

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3 Zoning Recommendations Contents Zoning District Approach Building Form Standards Site Development Incentives & Bonuses Community Involvement Appendix... 19

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5 Zoning District Approach As described in the Assessment Report (April 2017), the current zoning of land within the Riverfront IOD is a variety of districts: Industrial (,, NDI) % Specially lanned (S-1, S-2, S-3, S-4, S-5, S-10) % Natural (, H) % Downtown (DR-A, DR-B, DR-C) -7.27% Golden Triangle (GT-A, GT-B, GT-C, GT-D) % Residential (R1D-H, R2-H, RM-M, R1A-H, R1A-VH) % lanned Unit Development (R, C, A) -0.91% Commercial (LNC, UNC) % This pattern of zoning illustrates that the riverfront has a variety of characters and cannot be simply zoned a single district with one set of allowed uses and one set of dimensional standards. revious plans have all acknowledged that the riverfront area gets its strength from its combination of a variety of uses and urban forms. The plans suggest, and outreach has confirmed, that future zoning should continue to accommodate a variety of uses including residential, industrial (both light and heavy), office, R&D/urban flex, retail and open space both passive and active. The riverfront district structure will require a series of subdistricts under the umbrella of a main Riverfront District to properly address the range of uses and development forms that do currently, and should in the future, take place along the rivers. roposed Approach The proposed approach for the new riverfront zoning is to establish multiple riverfront subdistricts that relate to the function, scale, and use of different areas along the rivers. Such a subdistrict structure is able to respond to the different character-giving elements of ittsburgh s riverfronts. While each subdistrict has a particular emphasis in terms of specific height, density, design, and use regulations, all subdistricts would be linked by certain regulations related to a riverfront orientation. The following land use subdistrict structure is proposed, based on an initial assessment of current zoning and existing land uses. These would all be subdistricts of the RIV Riverfront District. In this proposed approach, the RIV Riverfront District is a base zoning district. A breakdown and map of current zoning is provided in the Appendix of this Report. City of ittsburgh Riverfront Zoning Zoning Recommendations 1

6 roposed Riverfront Subdistrict Structure Land Use Category Residential Subdistrict RIV-RM Mixed Residential Subdistrict General Description This subdistrict allows all residential development types with the exception of singlefamily detached. It is important to point out that new single-family detached development is not optimal for the riverfront. By prohibiting new single-family, any existing structures would be made nonconforming. Nonconforming uses or structures would be subject to Chapter 9.21 of the current Code that guides repair and maintenance, restoration and reconstruction, and alterations to uses and structures. Relation To Current Zoning The RIV-RM consolidates the current residential districts in the IOD into one subdistrict (R1D-H, R2-H, RM- M, R1A-H, R1A-VH). Mixed-Use RIV-MU Mixed-Use Subdistrict A subdistrict that is designed specifically to foster a vertical (within a single development) and horizontal (within a block) mixed-use environment that includes both residential and commercial uses. This subdistrict would draw from the current districts that have been used to foster mixeduse development including the, LNC, UNC, and NDI Districts. RIV-NS North Shore Subdistrict Crafted for the North Shore and its unique uses in mind, this subdistrict addresses the area of the casino, science center, and stadiums, and the unique design issues they present. It also includes high density residential development. This is a new subdistrict that would take guidance from the applicable Downtown Districts. RIV- General Industrial This subdistrict is targeted at industrial areas located along the riverfront where uses are exclusively industrial. This subdistrict is based on the District. Subdistrict Industrial RIV-IMU Industrial Mixed-Use Subdistrict The Industrial Mixed-Use Subdistrict provides for areas where uses are diversifying from their original strictly industrial nature. It would include provisions that facilitate the reuse of structures built for industrial work that can be or already have been converted to non-industrial uses compatible with the remaining industrial uses, including higher density residential development. It would also include areas like the Uber and Carnegie Mellon facilities, where industry is focused more on R&D and tech-oriented industries than on heavy industry. Like the mixed-use subdistrict, the RIV- IMU draws from the and NDI Districts. 2 Zoning Recommendations City of ittsburgh Riverfront Zoning

7 There are two types of areas of current zoning that would remain as they are now, due to the unique nature of each. These are: A. Just over 5% of the Riverfront IOD is zoned the Golden Triangle (GT) District. These would remain as the GT Districts. If any additions are proposed to the GT Districts, it will be only to ensure that the current districts do not create any inconsistencies with the riverfront rezoning. Any changes will not restrict the range of uses currently allowed and will not downzone (reduce allowed height or development intensity) any GT District land. B. Specially lanned Districts and lanned Unit Development account for almost 18% of the Riverfront IOD land area. These are negotiated agreements that will remain in place unless the property owner seeks to remove these approvals and revert to the underlying zoning such a change would require a rezoning process. Mapping recommendations would be provided for an appropriate base district for these areas, but the agreements in place would continue to control development. Opportunities for change would be examined on an individual basis with property owners. The new subdistricts proposed above would require a set of use permissions to be assigned to each. The subdistricts would be added to the use table in Section Based on an initial review, the current uses within the matrix allow for the kinds of uses that would be found in the different subdistricts. During drafting, a closer examination of use allowances will be conducted for the subdistricts, which would include any new uses that may not be included in the use table now, and additional specific standards for uses when located along the riverfront if needed. City of ittsburgh Riverfront Zoning Zoning Recommendations 3

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9 Building Form Standards Development along the riverfront in ittsburgh presents a number of unique design considerations that need to be thoughtfully addressed. Additionally, any new regulations must ensure that dimensional standards for the districts (bulk, setback, and height) are sensitive to issues of visual and physical access to the river, as well as relationships to the surrounding neighborhoods. revious plans make a variety of recommendations occasionally conflicting for the following key regulations: Building Height Building Length Riverfront Setback View Corridors Design Standards Adaptive Reuse The current Riverfront IOD implemented the following major design elements: A setback of 50 to 95 feet from the riverfront for both public access and/or maintaining the health of the river. Limits on overall building length: a maximum of 500 feet unless a break or pass-through is provided. Requirements for articulation elements such as setbacks, windows, or doors a minimum of every 70 feet. The proposed standards build upon these requirements. roposed Approach Building Height Based upon discussions with stakeholders, opinions on building height fall into two schools of thought. The first seeks to keep building height low so that views can be maintained and a wall is not created along the rivers. The second recognizes that development demand is high and required setbacks from the river constrain development intensity, therefore a greater height should be allowed. We suggest that a mix of heights at various points of the riverfront, related to use, location and existing neighborhood character, may be a successful way forward. The current districts allow the following heights: R1D-H, R2-H, R1A-H, R1A-VH 40 LNC, NDI 45 RM-M 55 UNC, 60 * 75 * 85 is allowed by special exception City of ittsburgh Riverfront Zoning Zoning Recommendations 5

10 It is proposed that building height should be regulated not by the subdistrict dimensional standards, but by a separate riverfront building height map. Such an approach could take into consideration geographic and locational factors, such as grade change, transitions from residential adjacencies, and preservation of key viewsheds. Maximum building heights would be mapped for the entire area covered by the RIV Riverfront District. The illustration at the bottom of the page shows how such a building height map would function. As a technical detail, the use of FAR in the RIV Riverfront District would be eliminated. Lot coverage and setbacks, which can include build-to zones, and design standards such as maximum building footprint and upper story step-backs are more effective at controlling the volume of structures and that relationship to height. Also, height within the RIV District would be controlled by maximum number of feet; the use of maximum stories would be eliminated. Additionally, it is proposed that a base height be established within the RIV District. All areas of the district would be allowed a 45 foot height. A height bonus would be allowed for select areas (via the building height map), for certain riverfront oriented actions, such as the provision of additional stormwater management/green infrastructure above that required by the district, providing public access to the river, providing public amenities along the river, or riverbank improvement, among others. With the allowance of taller building heights, additional design and dimensional standards should be incorporated. When a building wishes to exceed the 45 foot base height, it should become subject to additional dimensional and design standards, such required upper story step-backs, an open space or trail provision, maximum building footprint, and/or impervious surface maximums. The building height map (below right) would regulate height independently of the boundaries of the established subdistricts (below left) to better acknowledge geographic and locational factors. The example maps below are illustrative only. Subdistrict Map (Example - Illustrative Only) Height Map (Example - Illustrative Only) 6 Zoning Recommendations City of ittsburgh Riverfront Zoning

11 Building Length The current Riverfront IOD limits the overall building length parallel to the river to a maximum of 500 feet, unless a break or pass-through is provided. Buildings of such length or greater can serve to create a wall along the riverfront, both physically and visually. A maximum building length is the most direct way to prevent such situations and it is recommended to continue this control. revious plans have recommended some shorter building lengths parallel to the river in specific areas, but as 500 feet is the standard of the current IOD and seems generally supported, it is recommended not to reduce the maximum building length any further. Sports stadiums would remain exempt from this control. Clarity is needed as to how to design the required break or pass-through. Design standards for a passthrough would be added that ensure a connection is maintained to the riverfront. Dual standards will likely be needed: for pass-throughs that allow public access to the other side of a structure, as well as for those that maintain only a visual connection and do not provide public access. For example, a visual pass-through could be created by designing additional building transparency that ensures views to the river from the sidewalk, or by providing an outdoor space that allows views to the river, but which may be used by employees and/or residents only. When the pass through is public, standards would speak to how its design should ensure adequate room for pedestrians and bicyclists, and encourage the creation of opportunities for engagement with passers-by, such as public art installations. Riverfront Setback It is proposed that a 95 foot setback be required along the riverfront. If a building would like to locate closer to the riverfront, it is recommended that a public easement along the river be required. What can be placed into the setbacks permitted encroachments, water dependent structures, etc. should be carefully considered to ensure both flexibility for new development, and continued prioritization of the health of ittsburgh s three rivers. Related to this setback, to address concerns about stormwater management, specific impervious surface limitations for setbacks adjacent to the river should also be considered. Existing industrial users and future industrial users, as well as the sports stadiums, where public access poses a hazard to public safety will continue to be exempt from setbacks, as they are now. Industrial uses will also need specific exceptions for privacy/safety fencing and screening needed to address public safety. Connection Corridors New development along the riverfront should maintain visual and, where possible, physical connections to the rivers. To the extent practicable, connections should be made via streets that extend from within the surrounding neighborhood to the waterfront, to enhance the existing grid and allow visitors and residents of surrounding neighborhoods easy access to the river. These corridors should be the same width as the street, and continue to the waterfront as a straight-line extension. Building projections should limit encroachment into any corridor, such as a maximum 10% of the width of the corridor. View corridors may be more applicable than physical connections in some areas of the riverfront, depending on parallel trail access. City of ittsburgh Riverfront Zoning Zoning Recommendations 7

12 Design Standards Design standards need to be broken down for the three main categories of development: residential, commercial/mixed-use, and industrial. Each of these would include design standards for: Ground floor and upper floor transparency ublic entry design and articulation Ground floor activation Façade articulation and blank wall limitations rohibited building materials Design of on-lot open space, and its relationship to the riverfront Location and screening of loading spaces It should be noted that these requirements are tailored to each of the three development types. Commercial/mixed-use and multi-family residential typically have the most specific standards, while industrial tends to be the most lenient due to the nature of the activities that occur within the structures and on the lot. Also, standards will be clear about distinctions between new construction and reuse/ exterior alterations to avoid variances and nonconforming conditions. articularly applicable to commercial/mixed-use and multi-family residential are requirements that acknowledge that riverfront development has two front doors one facing the street and one facing the river. As such, design standards for the Riverfront District need to address both facades. (There is also a need to address any structures with facades on multiple streets as well.) The nature of mixed-use or commercial construction provides more flexibility in how the ground floor is designed, allowing for more visual and physical permeability, while strictly residential or industrial buildings generally have more concerns regarding security and controlling impacts. In addition, while the facades of buildings facing a street and facing the river should be addressed, the design of any open space/yard area located in front of these facades should also be carefully regulated. Neither façade should be relegated to strictly back of house operations (refuse storage, loading, etc.). Both areas should be of quality design, and should be welcoming and engaging to the public. It is understood that these back of house elements need to go somewhere, but a balance must be struck; if refuse storage cannot occur to the side of structures, then it should require a higher level of screening. This higher level of screening typically includes elements such as a required enclosure built of permanent building materials that match the architecture of the structure, and additional plantings. If the riverside of a façade includes a private use space for residents and businesses, such area should not be walled off, but rather use a combination of open fencing and landscape to delineate the boundaries. If the space is not in active use, landscape, fencing, and screening should be allowed that delineates the area but blends into the public space along the river. (This does not apply to industrial users that require stricter fencing and screening standards for public safety.) 8 Zoning Recommendations City of ittsburgh Riverfront Zoning

13 Finally, the design of structures along the riverfront must comply with the existing floodplain requirements. Flexibility in how these standards are applied will be considered when a structure is located in the floodplain. Adaptive Reuse Another key aspect of design is to respect the river s industrial heritage through adaptive reuse of existing buildings. In order to facilitate the retention and conversion of existing industrial structures that can continue to contribute to the unique character of ittsburgh s riverfronts, all regulations will be evaluated to ensure that provisions are in place that allow for such reuse without a series of special approvals or variances, whether from site elements like parking requirements or exemptions to design standards. The goal is to move these structures out of nonconforming status to encourage their reuse. Generally, adaptive reuse provisions are centered on three areas of regulation: 1) parking exemptions so that existing buildings are not burdened with accommodating parking in an area that does not room for parking; 2) potentially allowing for additional uses than the subdistrict would allow because such buildings are better suited to a wider range of uses and to allow for multiple uses; and 3) exemptions from required design standards that the structure would not be able to comply with. City of ittsburgh Riverfront Zoning Zoning Recommendations 9

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15 Site Development Site development standards generally deal with regulations that apply outside of the standards for the principal building. These standards are as follows: arking minimums and maximums, and parking design Landscape and green infrastructure Signs Riverfront access roposed Approach Site lan Review Because of the unique nature of the riverfront including parcel size and access limitations, site plan review should still be required within the RIV Riverfront District, including provision of a traffic study. In order to simplify what is subject to site plan review, rather than the two separate sets of thresholds, the following actions would require site plan review: All new construction Enlargements over 25% of building footprint or gross floor area New parking lots Expansions of existing parking lots that would meet or exceed 15 total spaces As discussed earlier, the site plan review should also require shadow studies for structures that exceed a certain building height threshold. One recommendation is to require these for buildings that exceed the base height. A shadow study would depict mid-morning and mid-afternoon shadows cast on the following dates: March 20, June 21, September 22, and December 21. Staff can use these studies to determine how much shade falls upon the riverfront and other key uses, such as public parks and adjacent residential. arking It is important that parking not come to dominate the riverfront. While parking cannot be eliminated from the area, it must be managed. The current number of spaces required by the ordinance are reasonable parking ratios. Further, commercial uses, excluding office and industrial, currently have parking maximums. Two approaches are under consideration for parking in the Riverfront District at this time. These are: A. The City should consider eliminating a parking minimum and simply using a parking maximum. This allows the market to determine the number of spaces and does not penalize the reuse of existing structures that do not have parking area available. City of ittsburgh Riverfront Zoning Zoning Recommendations 11

16 B. An alternate approach is to continue to require a parking minimum but allow for the developer/ property owner to buy out of required parking spaces. A fee-in-lieu provision is currently being evaluated by the Department of Mobility and Infrastructure. As fees are collected when someone buys out of required parking, the funds are used to provide parking and/or other mobility improvements to the area. If parking minimums are maintained, in order to preserve and encourage adaptive reuse of existing structures, the district should make exemptions for existing structures allowing non-residential structures to be considered to meet parking requirements with the number of spaces they have on-site, including when there are no on-site spaces. The Riverfront District should continue to allow parking integrated into the lowest floor of a structure located along the river, a public street, or a public pedestrian way to maintain active lowest floor uses. Supplemental standards should be added that only require approximately 60% of that frontage to be active non-residential uses so as not to be onerous, and standards such as a minimum ceiling height, and storefront depth and width to ensure usable space. It is important to expand the allowed uses beyond retail, because of changing market demands. Those ground floor spaces can house offices, community facilities like libraries and visitor centers, and restaurants. Standalone parking structures should continue to meet certain design standards for facades that abut the river, a public street, or a public pedestrian way. These should be simplifications of building design standards tailored to the nature of a parking structure. The current GT, DR, EMI and S Districts also require parking facilities of 150 spaces or more to be in structured parking. This would be beneficial to apply to the Riverfront District to discourage large parking lots. The proposal is to apply this standard but reduce the threshold to 75 spaces because of the limited area within the Riverfront District, Finally, any new surface parking lot of more than 15 spaces should be prohibited between a building and the river universally. Additional screening, or improvements designed to reduce the visual impact should be required. Landscape and Green Infrastructure Landscape plays a vital role in the City s appearance, as well as a critical ecological role. Development along the riverfront needs to mitigate its impact on the health of the rivers; managing stormwater properly can prevent pollution, stop deterioration of the riverbank, mitigate flooding impacts, and recharge groundwater. Basic performance standards for stormwater management should be part of the landscape requirements. Certain sites may be encouraged to discharge rainwater directly to the river, provided it is filtered utilizing green infrastructure elements. The Riverfront IOD standards currently contain a reference to the RF-O (Riverfront Overlay District) setback requirements, which simply specifies required setbacks shall be landscaped and maintained in good condition. These requirements must be strengthened to ensure that landscape in the Riverfront District is designed and maintained so as to contribute to a pleasing appearance and pedestrian environment along the riverfront, and to provide a valuable ecological function, vital to the healthy condition of the City s three rivers. 12 Zoning Recommendations City of ittsburgh Riverfront Zoning

17 revious planning efforts indicated a goal of 40% canopy coverage in the riverfront district to assist with stormwater management, improve air quality and decrease urban heat island effect. The Riverfront District should restrict removal of native trees and native vegetation within a reasonable distance from the river. (Removal of invasive species should be universally allowed.) This could be tied to the way setback requirements are currently established through the Riverfront IOD; for instance, in the interest of maintaining bank stability and a continuous healthy canopy along the riverfront, removal of existing trees and vegetation should be prohibited in an area measured 30 feet landward from the normal full pool elevation (FE) of the river. In the remaining setback landscape should be required in all areas not occupied by structures or paving. In all landscape areas, green infrastructure techniques to detain and clean stormwater, and to minimize erosion of the riverbank should be allowed and encouraged. For instance, in areas with suitable conditions, landscape islands should be permitted to include curb cuts, or to be sunken below grade to accommodate retention and infiltration of stormwater. It should be noted that this prohibition of removal should include standards that allow for an exemption without requiring a variance; certain types of water dependent uses may need to remove vegetation for development. Additionally, removal of invasive species should be allowed without penalty. Native, naturalized, and non-invasive species should be prioritized for use in the Riverfront District, and the City may want to create or reference a plant palette of approved species for the Riverfront. Such a plant palette could be based on appropriateness of species by river edge zone, including lowmaintenance and flood-tolerant species, and those more suited to a top of bank condition. Bank stabilization should also be prioritized, whether through a requirement or through allowing flexibility in landscaping requirements on the remainder of a site when bank stabilization techniques, including plantings, are employed. Importantly, in addition to reducing impervious surface and runoff, required landscape should adequately screen elements such as mechanical equipment, loading areas, and parking areas located in the Riverfront District, so as to minimize their visual impact and ensure pleasant views from the river and from the street. Additionally, landscape buffers tailored to the urban nature of riverfront development should be required where appropriate to ensure compatible transitions between riverfront sub-districts, such as industrial and residential areas located along the river. Signs At this time, due to ongoing updates to the sign regulations, no changes are proposed to the sign permissions. Sign regulations for the subdistricts will be aligned with existing provisions for districts found in the Riverfront IOD. Riverfront Access Access to the rivers in ittsburgh is complicated by the fact that ownership of land along the river is fractured between public and private ownership, and in some cases includes legacy infrastructure such as active railways, or remaining rights-of-way for inactive lines. Where public land is owned, the City can work to create public access areas and parks. rivate developments, on the other hand, may deny such access. Additionally, the variety of land uses located along the rivers creates further difficulties. Certain City of ittsburgh Riverfront Zoning Zoning Recommendations 13

18 uses may create public safety issues if access is granted to private property; this is especially concerning for heavy industrial uses. In the case of private development, the City can consider tools such as bonuses in height or density to incentivize providing access. Bonuses may be granted to developments that choose to provide different levels of public access and public riverfront amenities, for example. lease see Section IV for some of the types of bonuses that are being considered. 14 Zoning Recommendations City of ittsburgh Riverfront Zoning

19 Incentives And Bonuses When implementing incentives for development along the riverfront focus should be placed on riveroriented improvements and public amenities. As stated earlier in the Assessment Report, a preliminary menu includes the following: roviding public access to the riverfront. Constructing a publicly accessible trail and/or additional connections to existing trails. The inclusion of stormwater management techniques above those required by the Ordinance, or incorporating stormwater management goals for projects that do not meet square footage triggers for compliance. If impervious surface requirements are included as part of the riverfront setbacks, additional coverage could be granted. roviding riverfront amenities, such as seating areas and water fountains. Including public art in new development. Undertaking riverbank restoration and stabilization. Incorporating riverfront improvements described within adopted neighborhood plans (when located within such neighborhoods). Additional pedestrian and bicycle infrastructure above the minimum required. This may include sidewalks located along the public right-of-way as well. These types of incentives can be structured into the RIV District through a series of bonuses. Increased height, as discussed earlier, and increased lot/impervious surface coverage are the regulations that can be best structured for bonuses, and the scale of bonuses should be commensurate with the scale of additional actions taken. These incentives can also be used if new Specially lanned Districts and lanned Unit Developments are proposed in the RIV District. * The current Ordinance contains a Sustainable Development Bonus (Section ) that is permitted in all non-residential zoning districts. This bonus for height or FAR is contingent on LEED Silver Certification for the structure. We recommend eliminating this particular bonus in the Riverfront District. lease note we have recommended elimination of FAR. City of ittsburgh Riverfront Zoning Zoning Recommendations 15

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21 Community Involvement When groups outside of the City come into the development review process along the rivers, the ordinance should clearly describe when they enter the process so that the applicant is aware. The City is proposing the creation of Registered Community Organizations (RCO) to improve cooperation between the City and organizations representing a geographic area or field of interest, to increase the number of residents engaged in enhancing the City s livability and the character of its neighborhoods. The proposed legislation will outline provisions for requirements of organizations to participate, the registration process, and benefits of becoming a Registered Community Organization. City of ittsburgh Riverfront Zoning Zoning Recommendations 17

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23 Appendix: Current Zoning Within Riverfront IOD - Figures & Maps City of ittsburgh Riverfront Zoning Zoning Recommendations 19

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25 ZONING DISTRICTS INCLUDED IN RIVERFRONT IOD Residential Zoning Detail 1% R1D-H Single-Unit Detached Residential High Density 0.35% R2-H Two-Unit Residential High Density 0.04% RM-M Multi-Unit Residential Moderate Density 0.08% R1A-H Single-Unit Attached Residential High Density 0.00% R1A-VH Single-Unit Attached Residential Very High Density 0.52% Commercial Zoning Detail 1% LNC Local Neighborhood Commercial 0.30% UNC Urban Neighborhood Commercial 0.50% Industrial Zoning Detail 57% General Industrial 35.82% Urban Industrial 21.22% NDI Neighborhood Industrial 0.21% Downtown Zoning Detail 7% DR-A Downtown Riverfront District A 2.30% DR-B Downtown Riverfront District B 2.85% DR-C Downtown Riverfront District C 2.12% Golden Triangle Zoning Detail 5% GT-A Golden Triangle District A 0.00% GT-B Golden Triangle District B 0.06% GT-C Golden Triangle District C 3.98% GT-D Golden Triangle District D 1.13% Natural Zoning Detail 11% arks And Open Space 9.68% H Hillside 1.11% Specially lanned Zoning Detail 17% S-1 ittsburgh Technology Center 1.96% S-2 Washington s Landing 3.20% S-3 ublic Safety Complex 1.05% S-4 Station Square 2.42% S-5 Southside Works 3.79% S-10 Almono 4.38% lanned Unit Development Zoning Detail 1% R Residential lanned Unit Development 0.25% C Commercial lanned Unit Development 0.47% A Residential/Commercial lanned Unit Development 0.19%

26 NORTH WESTERN NORTH R1D-H H H H UNC DR-A DR-B WEST OHIO SHORE I-279 MARSHALL ALLEGHENY CASINO BRIGHTON CALIFORNIA REEDSDALE WEST END CHATEAU MAIN SHADELAND SUERIOR OHIO RIVER BEAVER CARSON STEUBEN STANHOE // ZONING - OHIO RIVER CHARTIERS Zoning Districts R1D-H Single-unit Detached Residential High Density UNC Urban Neighborhood Commercial General Industrial Urban Industrial DR-A Downtown Riverfront District A DR-B Downtown Riverfront District B arks And Open Space H Hillside Miles

27 I TH H UNC DR-A DR-B DR-C GT-C GT-D UNC C S-4 GT-C S-4 DR-C GT-C GT-B S-3 H RM-M NDI UNC LNC LNC NDI R1A-VH S-2 A H R LNC R1A-VH NDI C R1A-VH H S-1 S-5 BIRMINGHAM BIGELOW ENN LIBERTY CENTRE FORBES 5TH BLVD OF THE ALLIES 18TH EAST OHIO RIVER VETERANS 11TH 9TH GRANT CROSSTOWN ARMSTRONG SMITHFIELD ST SMITHFIELD GRANT ST I-376 LIBERTY BR CARSON ARLINGTON Zoning Districts RM-M Multi-unit Residential Moderate Density R1A-VH Single-unit Attached Residential Very High Density LNC Local Neighborhood Commercial UNC Urban Neighborhood Commercial General Industrial Urban Industrial NDI Neighborhood Industrial DR-A Downtown Riverfront District A DR-B Downtown Riverfront District B DR-C Downtown Riverfront District C GT-B Golden Triangle District B GT-C Golden Triangle District C GT-D Golden Triangle District D arks And Open Space H Hillside S-1 ittsburgh Technology Center S-2 Washington's Landing S-3 ublic Safety Complex S-4 Station Square S-5 Southside Works R Residential lanned Unit Development C Commercial lanned Unit Development A Residential/Commercial lanned Unit Development GENERAL ROBINSON REEDSDALE ALLEGHENY CASINO WEST END 9TH ST 7TH ST NORTH SHORE 10TH ST 7TH 6TH STANWIX WOOD REUBLIC GRANDVIEW MERRIMAC J MC ARDLE // ZONING - THREE RIVERS Miles

28 LIBERTY S-2 S-2 R1A-VH R1A-VH R1A-VH R1A-VH LNC R1A-VH R1A-VH LNC LNC LNC LNC H H 62ND ST STANTON ENN NEGLEY BAUM CENTRE Miles BUTLER BLOOMFIELD 40TH 40TH ST Zoning Districts R1A-VH Single-unit Attached Residential Very High Density LNC Local Neighborhood Commercial General Industrial Urban Industrial arks And Open Space H Hillside S-2 Washington's Landing // ZONING - ALLEGHENY WEST SRING GARDEN 31ST ST EAST OHIO RIVER

29 R2-H LNC RM-M H A RT 28 FREEORT ALLEGHENY RIVER VERONA LINCOLN HIGHLAND ARK WASHINGTON Zoning Districts R2-H Two-unit Residential High Density RM-M Multi-unit Residential Moderate Density LNC Local Neighborhood Commercial General Industrial Urban Industrial arks And Open Space H Hillside BUTLER ONE WILD BUNKERHILL MELLON STANTON NEGLEY HIGHLAND Miles // ZONING - ALLEGHENY EAST 62ND ST

30 BEELER SCHENLEY I-376 GREENFIELD HAZELWOOD IRVINE H H H R LNC C R1A-VH R1A-VH NDI R1A-VH NDI NDI R1A-VH S-1 R1A-VH S-5 H S-5 H S-10 S-10 BECKS RUN FORBES BATES HOT METAL 5TH BLVD OF THE ALLIES BIRMINGHAM CARSON Zoning Districts R1A-VH Single-unit Attached Residential Very High Density LNC Local Neighborhood Commercial General Industrial Urban Industrial NDI Neighborhood Industrial arks And Open Space H Hillside S-1 ittsburgh Technology Center S-5 Southside Works S-10 Almono R Residential lanned Unit Development C Commercial lanned Unit Development Miles // ZONING - MON. WEST

31 S-5 S-10 S-10 BROWNS HILL BALDWIN CARSON ST ASHBY GLENWOOD HAZELWOOD 2ND IRVINE CARSON BECKS RUN Zoning Districts General Industrial Urban Industrial arks And Open Space S-5 Southside Works S-10 Almono Miles // ZONING - MON. EAST

32 Zoning Recommendations Camiros City of ittsburgh September 2017