PITTSBURGH | Development Rundown III

[eschaton]

The June 3rd HRC agenda is online. The most notable thing is the first detailed presentation regarding the new Pitt dorm wrapping around the Music building. There's several additional angles on the building in both day and night lighting. In addition, apparently the ground-floor dining isn't a campus cafeteria, but some sort of publicly-available retail establishment? The agenda also has an infill house in Manchester.

In addition, the June 11 ZBA is online. Well, not the agenda, but the individual items. This also includes the Pitt dorm, with this showing a schematic for the ground-level floor plan.

PBT has some additional information about the townhouse development that has been working its way through zoning. The 16-unit development is all market rate, with units selling for $500,000+. The developer is attempting to get this built via a condo/HOA process where the land is owned jointly due to concerns about long-term maintenance of retaining walls. Doesn't sound like there was much community opposition, but Mitinger was a stickler as per usual.

In other ZBA news, the crazy-ass bank shot that Walnut Capital was doing to get inclusionary zoning shot down for the under-construction Caroline project was defeated. I didn't realize that The Caroline was that far along already, but it's a good way off of Forbes, and not immediately visible from most angles.

[Johnland]

I love all the glass on the Pitt Music Bldg dorm.

[eschaton]

Next week's Planning commission presentation is now online. Unfortunately, it's another light agenda.

The biggest item is an update to the historic preservation code. Unfortunately, the presentation is shockingly short and vague. I've noticed pretty shoddy admin work by the HRC compared to some of the other city committees, so I'm not sure if the problem is merely someone in a staff position doing a rush job, but the devil is in the detail when it comes to these things, and just saying that processes are going to be "streamlined" says very little. Or maybe these are changes coming from the Mayor's office. Regardless, this seems unacceptable given how it's being fast tracked.

The only other new thing is a proposal to turn a small temporary parking lot in South Side Works into a permanent surface lot. Looking over historic street views, this was just landscaping between two buildings until around 2020. The lot is for the Pitt building immediately adjacent. While there's an argument that there's no surface lot for the building (the surface lots behind are owned entirely by the new apartment building Connection at Southside) there's ample parking within like two blocks, and I don't like creating a permanent curb cut/turn off of a high-traffic part of East Carson Street. Still, Pitt's proposing this, so it'll likely sail through.

In some other news, apparently the proposed Wexford Science + Technology office building in Oakland is not yet dead. They're still working through zoning and design, and it sounds like they need more leasing commitments (at least 60%) to warrant groundbreaking.

[eschaton]

Well, this is interesting - someone is planning on building a 120-unit senior townhouse development in Banksville.

Not the sexiest new construction at all, but it's interesting there's enough demand for such a large suburban-style development in an unfashionable part of the city.

[xdv8]

I probably somehow missed the post on this, but any idea what is being built on North Highland next to the dental office across from Pittsburgh Theological Seminary?

[eschaton]

Originally Posted by xdv8

I probably somehow missed the post on this, but any idea what is being built on North Highland next to the dental office across from Pittsburgh Theological Seminary?

Isn't that the location of the City of Bridges high school? I would presume if there's construction there, it would be related to that.

[eschaton]

Next week's Planning Commission presentation is online.

The biggest thing, by far, is the first PC review of the new Bakery Square-area apartment building. The plan hasn't changed much, with six stories and 199 units. Lots of renderings from different angles, though. The design is very basic for such a signature corner, but it will be a nice addition to the area in terms of density nonetheless.

In addition, the Commission is reviewing a proposal to streamline the process to review historically designated districts and landmarks. One thing this will do is reduce the number of meetings required for each (landmarks won't even go to the PC any longer). The other changes are kind of vaguely worded and not completely clear to me, but I presume this is part of the Mayor's agenda. Also historic related, the Commission is reviewing the nomination of some remaining Allegheny Arsenal structures.

The ZBA agendas are also online for June 18 and July 2, though I struggle to come up with anything interesting to note here.

[Bricktrimble]

Originally Posted by eschaton

Next week's Planning Commission presentation is online.

The biggest thing, by far, is the first PC review of the new Bakery Square-area apartment building. The plan hasn't changed much, with six stories and 199 units. Lots of renderings from different angles, though. The design is very basic for such a signature corner, but it will be a nice addition to the area in terms of density nonetheless.

In addition, the Commission is reviewing a proposal to streamline the process to review historically designated districts and landmarks. One thing this will do is reduce the number of meetings required for each (landmarks won't even go to the PC any longer). The other changes are kind of vaguely worded and not completely clear to me, but I presume this is part of the Mayor's agenda. Also historic related, the Commission is reviewing the nomination of some remaining Allegheny Arsenal structures.

The ZBA agendas are also online for June 18 and July 2, though I struggle to come up with anything interesting to note here.

Are the links messed up or is that just my computer?

[xdv8]

Originally Posted by Bricktrimble

Are the links messed up or is that just my computer?

They are messed up but you can still pull the URL out of them. Now that you quoted him he can't fix his post.

[eschaton]

Deleted.

[eschaton]

Originally Posted by Bricktrimble

Are the links messed up or is that just my computer?

Fuck. My employer set up my new computer with Adobe acrobat embedded into the browser. Automatically opens up when I click on any PDF, and seems to add additional garbage to the URLs.

Here it is fixed:

Next week's Planning Commission presentation is online.

The biggest thing, by far, is the first PC review of the new Bakery Square-area apartment building. The plan hasn't changed much, with six stories and 199 units. Lots of renderings from different angles, though. The design is very basic for such a signature corner, but it will be a nice addition to the area in terms of density nonetheless.

In addition, the Commission is reviewing a proposal to streamline the process to review historically designated districts and landmarks. One thing this will do is reduce the number of meetings required for each (landmarks won't even go to the PC any longer). The other changes are kind of vaguely worded and not completely clear to me, but I presume this is part of the Mayor's agenda. Also historic related, the Commission is reviewing the nomination of some remaining Allegheny Arsenal structures.

The ZBA agendas are also online for June 18 and July 2, though I struggle to come up with anything interesting to note here.

[eschaton]

So, last week, the URA met. The big news from the meeting is the city is opening up massive tracts of vacant land for development in Larimer. The plan is to open up a request for information for two big swathes of city/URA owned land. The first is 153 scattered parcels covering 9.2 acres on the north side of Larimer Avenue. The second covers a 6.94 acre area across 101 parcels on back blocks, closer to the ravine of Washington Boulevard. Listening to the URA meeting, it seems like the City is open to smaller developers doing a portion of this, and to not only supporting affordable housing on these sites, just in an effort to get the number of new homes built up from the pitiful 50 (!) last year.

In other news, the city is moving forward on a spot rezoning of a block along Grandview from the existing GPR zoning to R-MU. This is telling, because the "Grandview Public Realm" has been a pretty colossal failure, mostly resulting in an ever-larger proportion of the corridor becoming multi-million dollar housing. Also it's interesting because R-MU was invented for Oakland, and this is a sign it will be expanded elsewhere. The zoning change would raise maximum heights here from 40 feet to 100, and allow for real multifamily (existing zoning allows nothing denser than a two-unit). The block in question includes the Carnegie Library, a handful of homes, a vacant church building, and an empty lot which formerly housed St. Mary of the Mount.

The July 9 ZBA is also online, and there's some interesting things here. First, there's an ELDI infill house in East Liberty. No rendering, but the location is here - one of the last empty lots in East Liberty. The ZBA also shows ECS moving ahead with the new middle/high school in Pittsburgh Technology Center, along with some sort of new grocery store replacing the Bloomfield Rite-Aid.

The July 16 ZBA agenda is also online, and once again, it's more eventful than in recent months. A Teenie Harris Museum is opening up in East Allegheny, and a proposed new two-unit building in Beechview (first residential infill I'm aware of there for some time). Looks like there will also be a new grocery store in Westwood, also replacing a former Rite-Aid.

Finally, it's been reported that Pitt has bought the former Hemmingway's site in Oakland. Considering it's immediately adjacent to Pitt dorms, this sort of land acquisition makes sense. Makes me wonder if Pitt has a plan to buy out the remainder of the block (occupied by a Five Guys owned by the American Legion and the building that formerly housed "The O.").

[highlander206]

Originally Posted by eschaton

So, last week, the URA met. The big news from the meeting is the city is opening up massive tracts of vacant land for development in Larimer. The plan is to open up a request for information for two big swathes of city/URA owned land. The first is 153 scattered parcels covering 9.2 acres on the north side of Larimer Avenue. The second covers a 6.94 acre area across 101 parcels on back blocks, closer to the ravine of Washington Boulevard. Listening to the URA meeting, it seems like the City is open to smaller developers doing a portion of this, and to not only supporting affordable housing on these sites, just in an effort to get the number of new homes built up from the pitiful 50 (!) last year.

In other news, the city is moving forward on a spot rezoning of a block along Grandview from the existing GPR zoning to R-MU. This is telling, because the "Grandview Public Realm" has been a pretty colossal failure, mostly resulting in an ever-larger proportion of the corridor becoming multi-million dollar housing. Also it's interesting because R-MU was invented for Oakland, and this is a sign it will be expanded elsewhere. The zoning change would raise maximum heights here from 40 feet to 100, and allow for real multifamily (existing zoning allows nothing denser than a two-unit). The block in question includes the Carnegie Library, a handful of homes, a vacant church building, and an empty lot which formerly housed St. Mary of the Mount.

The July 9 ZBA is also online, and there's some interesting things here. First, there's an ELDI infill house in East Liberty. No rendering, but the location is here - one of the last empty lots in East Liberty. The ZBA also shows ECS moving ahead with the new middle/high school in Pittsburgh Technology Center, along with some sort of new grocery store replacing the Bloomfield Rite-Aid.

The July 16 ZBA agenda is also online, and once again, it's more eventful than in recent months. A Teenie Harris Museum is opening up in East Allegheny, and a proposed new two-unit building in Beechview (first residential infill I'm aware of there for some time). Looks like there will also be a new grocery store in Westwood, also replacing a former Rite-Aid.

Finally, it's been reported that Pitt has bought the former Hemmingway's site in Oakland. Considering it's immediately adjacent to Pitt dorms, this sort of land acquisition makes sense. Makes me wonder if Pitt has a plan to buy out the remainder of the block (occupied by a Five Guys owned by the American Legion and the building that formerly housed "The O.").

Wait, so only 50 single houses were built in the entire city all of last year?

[eschaton]

Originally Posted by highlander206

Wait, so only 50 single houses were built in the entire city all of last year?

It was cited in the URA meeting. This was pretty explicitly only single-family homes, though, which wouldn't count apartment buildings completed, but I would think includes both attached and detached SFH.

Seems like a slowdown everywhere, TBH. I still bike through Lawrenceville fairly frequently, and I'm not really noticing the (few remaining) vacant lots filling in very quickly any longer.

[eschaton]

Next week's Planning Commission presentation is online. The big news here is a new apartment building in South Side. The project (A Walnut Capital/Strada/PJ Dick collab) is a four-story, 200-unit building on the site of the old UPMC Saint Mary's hospital. Unlike most similar projects in the city, it's not going to include an integral parking garage, instead having a two-story 199-stall garage next door. This is preferable given there's the option of further redevelopment in the future. The design is pretty bland - and to be honest, I wish there were another 1-2 stories - but I guess getting anything through the financing environment right now is difficult.

The July HRC is also online. Some interesting projects up next month,

1. Infill house in Manchester. This is a pretty crazy-ass house, with the living room/kitchen on the third floor, and the ground floor set aside for an office, home studio, and storage. I guess the owners aren't worried about resale. Outside is fine, though TBH I'd expect the HRC might try and push for a bit higher design.

2. A little mini-development in the Mexican War Streets. Location is here. The proposal not only infills a vacant side yard, but adds a third story to the building on the corner, restores the storefront to a more historic configuration (though it will remain strictly residential) and adds an ADU over the garage in the rear.

3. Facade renovations of 941 Liberty Avenue downtown. The plan will not restore the building to its historic configuration, but it will alter the first/second story to not have the wacky curved windows.

4. The HRC is also reviewing the new Pitt dorm for final action. I feel like there's a bit of additional detail here we haven't seen before, though it might just be my imagination.

In other news, one of the major buildings in the Iron City site has been condemned. I have honestly been shocked that the current owner has been unable to do much of anything regarding redevelopment in the six years he has owned the complex, given there are a number of historic brick buildings which are technically within the boundaries of Lawrenceville.

In other Lawrenceville news, there's a local ruckus involving a proposed 15-unit mini-apartment on 49th Street. The zoning administrator allowed the project to go forward with zero on street parking. The project also replaces a mini-lot, which seems to upset some local residents and businesses. It sounds like the ZBA head wasn't particularly disposed towards the NIMBYs, but it seems to me even if it's defeated, this kind of project will be allowed by right shortly after Council approves the end of parking minimums.

[mryannagy]

The Mary Street Apartments honestly look like a great project, I don't even mind the parking garage in that context along the railroad tracks. Considering the nearby businesses like Velum and Standing Wave as well as the clock renovation and conversion of the other tower there to apartments that little corner of South Side has done a complete 180. Nice access to Carson Street and South Side park. Just overall a good looking project and the exact kind of infill Pittsburgh should be doing on a bunch more grass lots.

Originally Posted by eschaton

Next week's Planning Commission presentation is online. The big news here is a new apartment building in South Side. The project (A Walnut Capital/Strada/PJ Dick collab) is a four-story, 200-unit building on the site of the old UPMC Saint Mary's hospital. Unlike most similar projects in the city, it's not going to include an integral parking garage, instead having a two-story 199-stall garage next door. This is preferable given there's the option of further redevelopment in the future. The design is pretty bland - and to be honest, I wish there were another 1-2 stories - but I guess getting anything through the financing environment right now is difficult.

The July HRC is also online. Some interesting projects up next month,

1. Infill house in Manchester. This is a pretty crazy-ass house, with the living room/kitchen on the third floor, and the ground floor set aside for an office, home studio, and storage. I guess the owners aren't worried about resale. Outside is fine, though TBH I'd expect the HRC might try and push for a bit higher design.

2. A little mini-development in the Mexican War Streets. Location is here. The proposal not only infills a vacant side yard, but adds a third story to the building on the corner, restores the storefront to a more historic configuration (though it will remain strictly residential) and adds an ADU over the garage in the rear.

3. Facade renovations of 941 Liberty Avenue downtown. The plan will not restore the building to its historic configuration, but it will alter the first/second story to not have the wacky curved windows.

4. The HRC is also reviewing the new Pitt dorm for final action. I feel like there's a bit of additional detail here we haven't seen before, though it might just be my imagination.

In other news, one of the major buildings in the Iron City site has been condemned. I have honestly been shocked that the current owner has been unable to do much of anything regarding redevelopment in the six years he has owned the complex, given there are a number of historic brick buildings which are technically within the boundaries of Lawrenceville.

In other Lawrenceville news, there's a local ruckus involving a proposed 15-unit mini-apartment on 49th Street. The zoning administrator allowed the project to go forward with zero on street parking. The project also replaces a mini-lot, which seems to upset some local residents and businesses. It sounds like the ZBA head wasn't particularly disposed towards the NIMBYs, but it seems to me even if it's defeated, this kind of project will be allowed by right shortly after Council approves the end of parking minimums.

[highlander206]

Originally Posted by eschaton

It was cited in the URA meeting. This was pretty explicitly only single-family homes, though, which wouldn't count apartment buildings completed, but I would think includes both attached and detached SFH.

Seems like a slowdown everywhere, TBH. I still bike through Lawrenceville fairly frequently, and I'm not really noticing the (few remaining) vacant lots filling in very quickly any longer.

I've been noticing the same. Even in other nearby cities. This decade really hasn't been too kind to our cities compared to the 2010s.

The Mary Street Apartments are definitely kind of bland design-wise, but I'm fine with the 200 apartments and 199 stall garage part of it. Isn't four stories the maximum these apartment buildings can be before they would have to switch to more expensive construction materials for the frame?

[eschaton]

Originally Posted by highlander206

The Mary Street Apartments are definitely kind of bland design-wise, but I'm fine with the 200 apartments and 199 stall garage part of it. Isn't four stories the maximum these apartment buildings can be before they would have to switch to more expensive construction materials for the frame?

The typical max before switching to steel is a "five over one" construction, with a ground-floor concrete podium (for retail, amenity space, and garage) with five stories of stick/drywall above.

They clearly could've fit more units with an additional floor and a podium (since that would mean the building could also be constructed on the land occupied by the standalone garage). That said, I like the detached garage because it could potentially be redeveloped in the future if we move further away from personal car ownership.

[eschaton]

Lots of new development news up on the Pittsburgh Business Times. I'll try to summarize what's beyond the paywall.

1. Everyone is having a cow about O'Connor's new TRID proposal. To summarize, it establishes a program which aims to establish a $40 million fund for Downtown (eventually reaching $200 million), paid for via capturing increased real estate taxes. The odd aspect of the proposal is it will capture property tax value not only from the Golden Triangle, but also from The Strip and parts of the North Shore. Sounds like Barb Warwick is the only councilmember opposed now, though there was a large turnout of community opponents for the hearing, including Pittsburgh for Public Transit. This plan is being fast tracked for approval by August.

Further coverage outside of a paywall is available on Public Source.

2. The proposed change for the Bloomfield Rite-Aid is a Wal-Mart satellite facility. This is not a retail location, however, but a "last mile" distribution center for online orders. TBH I'm not sure how I feel about a mini-logistics hub going into a busy urban neighborhood. I drive down Howley Street fairly often, and I don't think having tons of trucks/delivery vans going down it seems like a good idea.

3. The mystery of the spot rezoning on Grandview has been solved - it's a proposed new condo tower. The project is aimed to replace the vacant/crumbling Grandview United Presbyterian Church, only taking up a portion of the block. The structure would have 8-9 floors and 16-18 units in total (there may be ground floor commercial). NIMBYs were out in force, with concerns the construction might spark some sort of landslide.