PITTSBURGH | Development Rundown III

[eschaton]

I'll do a little mini-roundup of development news going on right now.

1. Eyeball report: Projects are moving forward in the Strip District again. Noticed on my last few bike rides through the area ground has broken on the Hudson Companies 2929 Smallman Project. As a reminder, this is a 105-unit development spread across two buildings (one is in the rear on Railroad Street). So far the old buildings have been demolished, and they are doing site prep work. In addition, site clearing for the smaller 2929 Smallman development right across the street has also started. This project is set to be 84 units. Both are Hudson Companies projects, so presumably the finance cleared simultaneously.

2. In sad news, it seems the planned project for 214 S Craig has been really downgraded. The last renderings from Fischer Architecture were quite nice, but a Developmental Activities Meeting title from this month described it as "Demolition for a new 2-story restaurant; 3-unit residential conversion." I searched and found this on Loopnet. Maybe it was a financing issue, but I'd guess Oakland NIMBYs won again, which will result in a net loss of residential units, as the run-down house in the back is converted into low-rise retail/office space. Blargh.

3. The ZBA agendas for May 9th and May 16th are online. Very short, with little to note, other than this godawful giant Heinz bottle for the History Center, and the West End Tavern project moving on to the ZBA.

[Johnland]

Originally Posted by eschaton

I'll do a little mini-roundup of development news going on right now.


2. In sad news, it seems the planned project for 214 S Craig has been really downgraded. The last renderings from Fischer Architecture were quite nice, but a Developmental Activities Meeting title from this month described it as "Demolition for a new 2-story restaurant; 3-unit residential conversion." I searched and found this on Loopnet. Maybe it was a financing issue, but I'd guess Oakland NIMBYs won again, which will result in a net loss of residential units, as the run-down house in the back is converted into low-rise retail/office space. Blargh.

Wow. The rendering was a beautiful fit for that stretch of Craig. Sorry the NIMBY's eff'd it up. It must be the people in the Atrium.

[dfiler]

Yeah, I wonder why that got downsized. There's not much of a historic neighborhood structure to preserve and there are only a few homes left.

CMU seems to be assembling a lot of parcels in the area. Given how much is already taken up by parking lots and other commercial buildings, I'm in favor of the whole area being densified. It's not well suited to single family homes.

Check out CMU's master plan for maps of what they currently own:
https://www.cmu.edu/cdfd/process/mas...aster-plan.pdf

[eschaton]

Originally Posted by dfiler

Yeah, I wonder why that got downsized. There's not much of a historic neighborhood structure to preserve and there are only a few homes left.

CMU seems to be assembling a lot of parcels in the area. Given how much is already taken up by parking lots and other commercial buildings, I'm in favor of the whole area being densified. It's not well suited to single family homes.

Check out CMU's master plan for maps of what they currently own:
https://www.cmu.edu/cdfd/process/mas...aster-plan.pdf

CMU actually is moving towards demolishing these two homes in that area. Not sure the plan here, but when they replace the old building next to TCS Hall, the new massing should go back to Filmore, so this may be just a mini-lot until they get more site control along S. Craig.

Really though, the whole area around S. Craig is doomed. CMU is going to acquire all of it, given enough time. Some of the commercial activity on S. Craig may survive, but all the remaining houses/small-scale buildings are going to be bought out and knocked down, given another 10-20 years.

[eschaton]

Okay, time for another little development roundup.

I didn't cover yesterday's Planning Commission presentation, because there were only two items on the agenda. One is a planned rezoning of a small bit of Shadyside by the new Echo Realty mixed-use site (The Meridian), from RM-H to UNC. While this does offer more options, it's not being consolidated into The Meridian, and will by all accounts house a (presumably one-story) bank, so it's pretty meh. The other thing of note was splitting up Gateway Center so each building is on a different parcel, which I presume is to ease the way for residential conversion of one or more of the towers.

The June 6 ZBA agenda is online, and there's a lot to note here. Going through the interesting items:

1. Final sign variances for The Meridian's Giant Eagle, plus permits for the first retailer in the building (Shake Shack).

2. Expansion of the Guardian Self-Storage on Centre Avenue to take up two existing buildings. This is pretty meh, but at least more of the block is being consolidated for future development.

3. The permitting associated with the ALCOSAN tunnel project. This is most notable because it's the first time we've seen public plans of any of this. It's also...complicated...because there are actually six different projects shown here:

A. A big chunk of Schweizer Lock - taking out almost everything from Progress to Canal, west of Chestnut. The historic nomination of the Babcor building seems to have saved it, but they're still planning on demoing the last two remaining houses and the building which previously housed the diner. On the good side, it looks like they will plant street trees and pull up the broken concrete for grass lots, so the area will look a bit more parklike.

B. This block of Schweitzer Lock west of 579 will be taken out as well. Just a parking lot now, so this will offer more structural density.

C. Elimination of a block of Chateau right by the railroad tracks. Nothing much lost here other than two small, ugly industrial buildings.

D. Work taking out most of a parking lot next to the Clark Building.

E. Taking out a building in Chateau by the West End Bridge.

F. Work on their campus in Marshall-Shadeland.

General development updates:

1. Live Nation is building the music venue prior to the parking garage, with work to start as soon as this fall. In no way can this be seen as a bad thing, and hopefully the garage continues to get pushed back, if not downsized/killed eventually.

2. The "Teamster Temple" site is for sale in Central Lawrenceville. This is huge for local development. Although it doesn't look big from Butler, the site flares back into a big parking lot, and is zoned LNC, allowing for multifamily. There will be NIMBY concerns probably along 47th, but I expect a project with some density to be built here.

3. City of Bridges broke ground on three new affordable modular homes on Columbo Street in Garfield.

[wpipkins2]

Originally Posted by eschaton

Okay, time for another little development roundup.

I didn't cover yesterday's Planning Commission presentation, because there were only two items on the agenda. One is a planned rezoning of a small bit of Shadyside by the new Echo Realty mixed-use site (The Meridian), from RM-H to UNC. While this does offer more options, it's not being consolidated into The Meridian, and will by all accounts house a (presumably one-story) bank, so it's pretty meh. The other thing of note was splitting up Gateway Center so each building is on a different parcel, which I presume is to ease the way for residential conversion of one or more of the towers.

The June 6 ZBA agenda is online, and there's a lot to note here. Going through the interesting items:

1. Final sign variances for The Meridian's Giant Eagle, plus permits for the first retailer in the building (Shake Shack).

2. Expansion of the Guardian Self-Storage on Centre Avenue to take up two existing buildings. This is pretty meh, but at least more of the block is being consolidated for future development.

3. The permitting associated with the ALCOSAN tunnel project. This is most notable because it's the first time we've seen public plans of any of this. It's also...complicated...because there are actually six different projects shown here:

A. A big chunk of Schweizer Lock - taking out almost everything from Progress to Canal, west of Chestnut. The historic nomination of the Babcor building seems to have saved it, but they're still planning on demoing the last two remaining houses and the building which previously housed the diner. On the good side, it looks like they will plant street trees and pull up the broken concrete for grass lots, so the area will look a bit more parklike.

B. This block of Schweitzer Lock west of 579 will be taken out as well. Just a parking lot now, so this will offer more structural density.

C. Elimination of a block of Chateau right by the railroad tracks. Nothing much lost here other than two small, ugly industrial buildings.

D. Work taking out most of a parking lot next to the Clark Building.

E. Taking out a building in Chateau by the West End Bridge. May eventually interfere.

F. Work on their campus in Marshall-Shadeland.

General development updates:

1. Live Nation is building the music venue prior to the parking garage, with work to start as soon as this fall. In no way can this be seen as a bad thing, and hopefully the garage continues to get pushed back, if not downsized/killed eventually.

2. The "Teamster Temple" site is for sale in Central Lawrenceville. This is huge for local development. Although it doesn't look big from Butler, the site flares back into a big parking garage, and is zoned LNC, allowing for multifamily. There will be NIMBY concerns probably along 47th, but I expect a project with some density to be built here.

3. City of Bridges broke ground on three new affordable modular homes on Columbo Street in Garfield.

The new East Liberty GE Market District is starting to take shape. You can see how the new store with enliven Penn Avenue. The storefront windows are similar to the Squirrel Hill GE. The 5 residential floors above the store will have a tremendous impact on that section of Penn Avenue.

The Alcosan water treatment project is very interesting. Construction at the treatment facility has been going on since the pandemic. I enjoyed watching the 9 mile run water treatment projects 20 years ago. Most of the waterways were naturally controlled and filtered prior to entering our rivers. Most cities simply built a deep waste water retention ditch for containment.

I attended a birthday party at the Teamster Temple. The rear parking lot is hidden from Butler. This could become a nice infill project.

I cant wait to see the modular home construction for Garfield. I will assume that these homes will mirror the new modular homes on Black street. The home come in different sizes and upgrades.

[TF15]

Originally Posted by eschaton

Okay, time for another little development roundup.

I didn't cover yesterday's Planning Commission presentation, because there were only two items on the agenda. One is a planned rezoning of a small bit of Shadyside by the new Echo Realty mixed-use site (The Meridian), from RM-H to UNC. While this does offer more options, it's not being consolidated into The Meridian, and will by all accounts house a (presumably one-story) bank, so it's pretty meh.


2. Expansion of the Guardian Self-Storage on Centre Avenue to take up two existing buildings. This is pretty meh, but at least more of the block is being consolidated for future development.

Man is development extremely depressing at the moment. If it’s not out-of-date zoning denying, downsizing, or NIMBYing a plan with considerable density and creativity, then it’s a bank, a storage unit location, or a car wash clogging up what could be utilized for much-needed apartments, condos, ANYTHING else. I get interest rates are very high which is inhibiting a lot of development in general, it’d just be great to see more productive projects sometime soon.

Originally Posted by eschaton

3. The permitting associated with the ALCOSAN tunnel project. This is most notable because it's the first time we've seen public plans of any of this. It's also...complicated...because there are actually six different projects shown here:

A. A big chunk of Schweizer Lock - taking out almost everything from Progress to Canal, west of Chestnut. The historic nomination of the Babcor building seems to have saved it, but they're still planning on demoing the last two remaining houses and the building which previously housed the diner. On the good side, it looks like they will plant street trees and pull up the broken concrete for grass lots, so the area will look a bit more parklike.

B. This block of Schweitzer Lock west of 579 will be taken out as well. Just a parking lot now, so this will offer more structural density.

C. Elimination of a block of Chateau right by the railroad tracks. Nothing much lost here other than two small, ugly industrial buildings.

D. Work taking out most of a parking lot next to the Clark Building.

Although I get this is important and evidently needed to be done, I’m hoping ALCOSAN gets to a point where they give up as much as possible from Warfield back to Chestnut. I’m sure they see it as an ideal access point but, it has been incredibly frustrating to watch that area rot, especially considering the potential for development and growth right across the river from the Strip. This missed opportunity could have transformed the area into a thriving location for both residents and businesses especially with Microsoft being there and the potential of whatever comes from the undeveloped side of the Heinz plant. It would’ve also been an opportunity to reconnect back to East Ohio as they plan a major study/project for traffic calming.

The frustrations expressed by probably everyone involved in this thread, including both scenarios above continue to be incredibly wearisome when the status quo stifles innovation and sometimes common sense. The city and it’s developers miss out on so many opportunities for growth and improvement when we stick to outdated norms instead of exploring new ideas and approaches. But hey, welcome to Pittsburgh I guess.

[dfiler]

Given your dissatisfaction with the use of the land, what changes would you propose to the ALCOSAN project? I'm curious if there is a viable alternative.

I see the map calls for regulators, drop shafts and an access shaft in that area. While not the most visually attractive use of the land, it seems necessary in some form. The region needs this sewage project so the debate should revolve around where or how to build it. Is the land being squandered in some way?

https://www.alcosan.org/images/defau...8_20231211.jpg

[Jim D]

[QUOTE=TF15;10200644]Man is development extremely depressing at the moment. If it’s not out-of-date zoning denying, downsizing, or NIMBYing a plan with considerable density and creativity, then it’s a bank, a storage unit location, or a car wash clogging up what could be utilized for much-needed apartments, condos, ANYTHING else. I get interest rates are very high which is inhibiting a lot of development in general, it’d just be great to see more productive projects sometime soon.


I've worked in the city for 40 years and I used to go on daily walks all over the city, norths side, south side, the strip and watched it's growth - walking by buildings as they went from holes in the ground to opening their doors. And I've followed this forum for years.
Concerning your quote above, you forgot to mention one of the main deterrents to building and growth that been going on for years.
1) For some reason the city keeps allowing large parcels of land to be managed by sport team owners, universities and hospitals that throw us a carrot of hope that we will get something beautiful built soon - giving us pretty pictures to salivate over to keep us compliant - and then build dull ugly buildings after they've received years of the city giving extensions that something will be built. Just as we saw years and years disappear as we waited for the next building on the north shore (where we ended up with some very ugly buildings - really, throwing some crappy cheap cladding onto a parking garage doesn't make it appealing - especially given their location. I guess the theory there was make folks wait so long enough for something to be built and they will accept anything. Yes, we did get buildings and Yes it is much better than the empty lots I used to walk past on my lunchtime walks, but boy did we wait for some really boring buildings. And, now we wait years for the buildings on the lower hill. Remember when the Penquin's ownership told us they had to immediately tear down the Igloo so they could begin building and then we were forced to look at dirt parking lots for 11 years? They gave us pretty pictures and hopeful designs and in the end all we end up with is another mundane skyscraper (GEE THANKS for another square glass box), and now they have us waiting for more ugly venues.

Don't get me wrong, if waiting does get us better designs and better looking buildings and parks, we should wait, but it seems we get the designs, then wait, then get blah.

[Johnland]

Originally Posted by eschaton

2. In sad news, it seems the planned project for 214 S Craig has been really downgraded. The last renderings from Fischer Architecture were quite nice, but a Developmental Activities Meeting title from this month described it as "Demolition for a new 2-story restaurant; 3-unit residential conversion." I searched and found this on Loopnet. Maybe it was a financing issue, but I'd guess Oakland NIMBYs won again, which will result in a net loss of residential units, as the run-down house in the back is converted into low-rise retail/office space. Blargh.

I just thoroughly reread the rendering description from Fisher Architecture and my mind is blown again. They designed a project to maximize space, reduce car traffic, used innovative parking designs, produce good tax revenue all in a mixed used model. I mean it checks all the right boxes for good urban in fill. I think the CMU killing it theory is making sense. In a city struggling to improve and grow despite chronic population loss, this is the very thing that should be getting a green light. The fact that the opposite happens makes me think insider powers are behind the projects demise.

[eschaton]

Been a quiet couple of weeks. A planning commission came and went, but I didn't report on it because there was nothing new on the agenda. However, two new ZBA agendas have dropped with a number of small projects - and one gigantic one we have heard nothing about up until now!

Let's go through the June 13 agenda first. Items of note:

1. Infill house in Crawford Roberts. I don't see an address, but it seems to be here. Pretty basic design. Seems to be custom built for the intended homeowner, not an affordable project.

2. The ZBA agenda item associated with 214 S. Craig. We went over this earlier, as there appears to be a huge downgrade here from the older plan for a mid-sized apartment. There's not any detailed renderings here, but the plan looks less involved even than what was posted on Loopnet, with the chopped-up home in the rear remaining. It's an Indovina project, though, so I suspect it will look sharp.

3. Construction of what's being termed "two two-unit residential structures" in Mount Washington. This is really four units of semi-attached townhouses. It's hard to tell, as there's not a real parcel map, but it looks like they will go at this corner, with the white house knocked down. Design is pretty awkward, due to the decision to marry a pretty new traditional architectural design with ground-floor garages.

The June 20 ZBA is much more interesting:

1. Infill house in Upper Lawrenceville. Doesn't have an address, but I believe the site is here. No renderings, unfortunately.

2. A set of five new townhouses in the Strip District. This project is located at the corner of Penn and 27th, and will replace a small warehouse/garage. There's a pretty detailed rendering here. The design is a bit generic/contemporary, but I like the use of black brick, which puts it a cut above similar houses I've seen in Lawrenceville. Also, parking off a shared driveway is a big plus (no curb cuts, other than one off the alley).

3. Finally, and most surprisingly, a new 166-unit apartment building in North Oakland. The location is here, immediately next to the similarly-scaled Julian, now under construction by the same developer (Hudson Companies). The building will include 17 affordable units. More information (and better renderings) are available through a presentation given to OPDC here. The building seems to be a near-clone of The Julian, though it's a bit smaller due to the irregular nature of the block (though the unit count is higher - that building had only 148). It's going to be interesting to see if they can get this through the ZBA, because my understanding is there was a lot of NIMBY opposition to the last building, though the UI zoning over the area provides a lot of flexibility for the time being that is lacking in other parts of Oakland.

[GeneW]

Originally Posted by eschaton

Been a quiet couple of weeks. A planning commission came and went, but I didn't report on it because there was nothing new on the agenda. However, two new ZBA agendas have dropped with a number of small projects - and one gigantic one we have heard nothing about up until now!

Let's go through the June 13 agenda first. Items of note:

1. Infill house in Crawford Roberts. I don't see an address, but it seems to be here. Pretty basic design. Seems to be custom built for the intended homeowner, not an affordable project.

2. The ZBA agenda item associated with 214 S. Craig. We went over this earlier, as there appears to be a huge downgrade here from the older plan for a mid-sized apartment. There's not any detailed renderings here, but the plan looks less involved even than what was posted on Loopnet, with the chopped-up home in the rear remaining. It's an Indovina project, though, so I suspect it will look sharp.

3. Construction of what's being termed "two two-unit residential structures" in Mount Washington. This is really four units of semi-attached townhouses. It's hard to tell, as there's not a real parcel map, but it looks like they will go at this corner, with the white house knocked down. Design is pretty awkward, due to the decision to marry a pretty new traditional architectural design with ground-floor garages.

The June 20 ZBA is much more interesting:

1. Infill house in Upper Lawrenceville. Doesn't have an address, but I believe the site is here. No renderings, unfortunately.

2. A set of five new townhouses in the Strip District. This project is located at the corner of Penn and 27th, and will replace a small warehouse/garage. There's a pretty detailed rendering here. The design is a bit generic/contemporary, but I like the use of black brick, which puts it a cut above similar houses I've seen in Lawrenceville. Also, parking off a shared driveway is a big plus (no curb cuts, other than one off the alley).

3. Finally, and most surprisingly, a new 166-unit apartment building in North Oakland. The location is here, immediately next to the similarly-scaled Julian, now under construction by the same developer (Hudson Companies). The building will include 17 affordable units. More information (and better renderings) are available through a presentation given to OPDC here. The building seems to be a near-clone of The Julian, though it's a bit smaller due to the irregular nature of the block (though the unit count is higher - that building had only 148). It's going to be interesting to see if they can get this through the ZBA, because my understanding is there was a lot of NIMBY opposition to the last building, though the UI zoning over the area provides a lot of flexibility for the time being that is lacking in other parts of Oakland.

It's kind of insane that those townhouses in The Strip have two-car garages.

[eschaton]

Originally Posted by GeneW

It's kind of insane that those townhouses in The Strip have two-car garages.

I don't see how they'll have the turning radius from that little driveway to actually use it as a two-car garage. Corner unit excepted of course, since it has a pull-in garage.

[wpipkins2]

Originally Posted by GeneW

It's kind of insane that those townhouses in The Strip have two-car garages.

The elevators shocked me.

[eschaton]

Originally Posted by wpipkins2

The elevators shocked me.

I wonder if they're intending those as accessible units? Lots of empty nesters/wealthier retirees who like the idea of living in the Strip District, but might have some issues with stairs.

[wpipkins2]

Originally Posted by eschaton

I wonder if they're intending those as accessible units? Lots of empty nesters/wealthier retirees who like the idea of living in the Strip District, but might have some issues with stairs.

I toured these homes in Homewood while under construction. The larger blue home has an elevator just off of the entry. It fit really nicely into the space intended for a coat closet. The linen closet on the second floor is the other other space used. There is a fully equipped handicapped first floor en suite.

https://www.google.com/maps/@40.4522...8192?entry=ttu

[GeneW]

Originally Posted by eschaton

I wonder if they're intending those as accessible units? Lots of empty nesters/wealthier retirees who like the idea of living in the Strip District, but might have some issues with stairs.

As someone who will be in their sixties soon, I appreciate the inclusion of them. I'm fully mobile but you never know when steps stop being an option.

[wpipkins2]

Originally Posted by GeneW

As someone who will be in their sixties soon, I appreciate the inclusion of them. I'm fully mobile but you never know when steps stop being an option.

I am approaching 50 and I am in very good health. I pray that my legs continue to function for the duration of my life. Judging by my parents, I hope to be fully mobile well into my 70s and 80s. I am looking for another house in the city. Parking and future wheel chair access is on my radar.......as well as a first floor bedroom.

[eschaton]

Yesterday was my 45th birthday. Though still mobile and active, plantar fasciitis flared up around a month ago for the second time in my life. It's a surreal experience getting out of bed to piss at night and hobbling around/limping in agony.

Waiting for a new pair of shoes to arrive, hopefully that solves it.

[wpipkins2]

Originally Posted by eschaton

Yesterday was my 45th birthday. Though still mobile and active, plantar fasciitis flared up around a month ago for the second time in my life. It's a surreal experience getting out of bed to piss at night and hobbling around/limping in agony.

Waiting for a new pair of shoes to arrive, hopefully that solves it.

I experienced this in my late 30s. I walk miles per day and really enjoy walking. My pain started when I purchase a European pointed toe dress shoe. I tend to walk regardless of the shoe, but this shoe really did me in. A podiatrist and a nice pair of comfortable shoes healed me. Get well soon because that first step out of bed was the worse feeling.