PITTSBURGH | Development Rundown II

[dfiler]

Interesting...

• 20 Demolitions in wilkinsburg in 2016
• 29 Demolistions already contracted for 2017
• 39 More being put out for bid (all to be completed in 2017)

That's a significant up-tick in demolitions! As a Wilkinsburg resident, I think this is a good thing. From what i've seen, these buildings are beyond ever being rehabilitated.

From the Wilkinsburg Sun:
Demolitions and the Goals of Council in 2017
https://wilkinsburgsun.files.wordpress.com/2008/06/wilksunfeb17web.pdf

In 2016, the borough completed
20 demolitions and awarded contracts
for another 29 that will begin shortly.
Council’s goal is to address demolition
needs proactively, receiving grant sources for
demolition despite continued reductions in
available funding from sources such as HUD.

With support from Senator Jay Costa,
Rep. Ed Gainey and partners at Allegheny
County, the borough has received $250,000
in Community Infrastructure and Tourism
Funding for demolition purposes along with
$150,000 from Allegheny County Economic
Development to address the most pressing
demolition projects. Also, the borough
has used strategic planning, adopting an
official municipal map, to allow use of tax
exempt bond funding for demolition in
high visibility areas where major municipal
improvement projects are anticipated;
the borough has committed $500,000 of
municipal funds to deal with this issue.
Over the next several months the
borough will put out another 39 properties
for demolition in three bid packages, which
should be complete by mid-2017.

Even with comprehensive planning
and excellent support, the borough must
address numerous requirements before
tearing down a blighted property under
typical circumstances. An abandoned
house is not owned by the borough and
any actions require substantial process to
insure the rights and due process of the
private owners. This results in countless
notification requirements, regulations,
title searches, property posting and
advertisement prior to a public hearing to
declare the property a health and safety
hazard and “condemned,” also followed by
asbestos testing to protect the interest of the
public.

While the borough will see a great
reduction in the number of vacant properties
in 2017, it will continue to work to eliminate
blight while working with partners to
identify new users for buildings and homes
that can be renovated or repurposed.

Last month, the borough was
forced to complete two emergency
demolitions ordered by the Director of
Code Enforcement with consultation of
the Borough Engineer where there were
immediate and severe threats to public
safety and other private property due to
actively collapsing structures. In these cases,
the normal lengthy process of notifications
and hearings is not legally required due to
the immediate safety issues. The borough
did try to have contractors exercise common
courtesy and notify adjacent property owners
when they could be reached. Contractors are
instructed to use utmost caution, moving
quickly to stabilize the situation. The borough
does not want to have to complete emergency
demolitions, which cost from $12–$60,000,
significantly higher, because of the increased
liability, as well as asbestos protocol. While
the budget includes a line item for demolition,
emergencies are usually paid for by direct local
tax dollars—general fund money traditionally
used for things like street repair, police and
improvements to parks and facilities.

Borough council is committed to
tackling blight issues and pursuing initiatives
to promote revitalization. Working with
the Redevelopment Authority of Allegheny
County, preservation techniques are
underway to stabilize structures on the even
side of the 800 block of Penn Avenue.

Not overlooking residential areas, the
borough has submitted a grant application
proposing a pilot program to help keep
long-time residents in their homes by offering
renovation assistance in exchange for
affordability restrictions on their homes. This
could help vulnerable elderly residents have
safe housing and insure future affordability
within the borough as market pressure and
values increase.

Ultimately Wilkinsburg will not grow
without more investment and new residents
to help pay for services. The removal of
blight and strong, vibrant and diverse
neighborhoods are key. Council is working
hard to deal with these issues. The borough
thanks residents for their patience in dealing
with this enormous problem and is hopeful
these and other steps will help make a better
Wilkinsburg for all.

[BrianTH]

Originally Posted by dfiler

This building could be reasonably cheap to partially preserve. The structure is quite different than most buildings with the long front wall not relying on perpendicular interior walls for support. It is unconnected on the outside and unconnected on the inside due to the atrium fronting the balconied cell-block. While I'm not an engineer, that suggests that the front wall is structurally sufficient to be freestanding without additional bracing.

I'm not an engineer either, but it sure looks like the freestanding walls you see in "ruined" European cathedrals, abbeys, and such (although I think in many of those case, there was some effort to rebuild and stabilize the wall in question).

The cell blocks could be removed, leaving just the front wall and towers. A modern building could be placed behind the preserved riverfront wall. The roof line would change but I think it would be a reasonable compromise considering it's current condition.

So off hand I would like to preserve the courtyard-facing side as well. In satellite images (not surprisingly, photos of the river-facing side are apparently a lot more common than of the courtyard-facing side), it looks pretty impressive as well and I would guess there is a similar atrium.



I think you would also want all that to tie in the wall, and it might also be mutually-supporting with the river-facing wall with just some steel beams tying them together, which could be planned in conjunction with whatever you were building inside them.

[BrianTH]

Originally Posted by Private Dick

The prison site and the planned cracker plant should have absolutely nothing to do with one another, other than the fact that they're on the Ohio River. What a strange thing to say. I would hope it's not some sort of hint about a proposed reuse of the facility.

My thought as well. This site is about as far from Downtown as Lawrenceville--let's keep focus on what will matter in the long run.

[BrianTH]

Originally Posted by dfiler

That's a significant up-tick in demolitions! As a Wilkinsburg resident, I think this is a good thing. From what i've seen, these buildings are beyond ever being rehabilitated.

Kind of heart-breaking sometimes, but as another Wilkinsburg resident, I completely agree this is a "necessary evil." The whole key to Wilkinsburg's future success is stabilizing property values and ultimately reducing millages, to help attract new investment and new business and people. And to get there from here, some of these properties dragging down adjoining properties have to go.

[dfiler]

Oh wow, i had never seen the courtyard side before and didn't realize it was made of brick instead of stone. Both are amazing masonry architecture, the likes of which will never be built in the future. For that reason I think it is worth preserving. Seriously, no stone buildings of this scale will ever be built again.

So if the courtyard side is also a free-standing wall, then the strategy you mentioned seems dead simple. Demolish the interior cells and span the the remaining walls with I-beams. The masonry walls are likely thick and strong enough to merely require making bearing pockets in the wall and inserting the beams.

Though to make it economically viable as a restoration rather than complete tear-down, it might need to incorporate new floor space as well. Wings could be added to the courtyard side. Or the courtyard side could become an interior wall. As long as the stone riverfront facade remains visible to the public, i'll be happy. Both being visible would be even better.

[summersm343]

Originally Posted by photoLith

^
It's not a new building, they're adding a few stories to an existing building at Market Square, like a rooftop terrace and what not.

Ahh that stinks.

What happened to that project where it was a few floors of residential on top of a parking garage Downtown? Is that still happening?

[Steel City Scotty]

Originally Posted by summersm343

Ahh that stinks.

What happened to that project where it was a few floors of residential on top of a parking garage Downtown? Is that still happening?

I believe you are referring to this project, on the site of the former Saks Fifth Avenue store.

It is still happening. The department store was demolished a while ago, but I haven't been up that way recently to see if any vertical construction is underway.

[summersm343]

Originally Posted by Steel City Scotty

I believe you are referring to this project, on the site of the former Saks Fifth Avenue store.

It is still happening. The department store was demolished a while ago, but I haven't been up that way recently to see if any vertical construction is underway.

Okay, nice. Thanks for the update

[BrianTH]

Originally Posted by dfiler

Oh wow, i had never seen the courtyard side before and didn't realize it was made of brick instead of stone. Both are amazing masonry architecture, the likes of which will never be built in the future. For that reason I think it is worth preserving. Seriously, no stone buildings of this scale will ever be built again.

Done right, this could end up looking like a famous palace or such. Another courtyard picture:

Though to make it economically viable as a restoration rather than complete tear-down, it might need to incorporate new floor space as well. Wings could be added to the courtyard side.

That's an interesting idea. I keep thinking maybe you could do things like put gyms, courts, a pool, a theater, a ballroom/dining room, and so forth in the historic space, leaving it largely open. I also like the idea of maybe leaving an end section with the cells as a museum/monument--and it is not like you are hurting for space.

Then you could have wings, or maybe perpendicular detached structures with enclosed passageways, in the courtyard space. The historic building and wall are short enough that you could still have really nice views from most of the floors. An approach like that could easily be phased too, marching down the building as demand warranted.

[BrianTH]

A JLL report indicates there is a high level of renovation of existing buildings in the core area for office purposes:

http://www.bizjournals.com/pittsburgh/news/2017/01/26/renovation-projects-a-major-office-trend.html

Of course in the short run this is diverting possible investment away from building new office buildings, but I think in the long run this is actually great--important historic buildings are being put to good use, and all this should help stimulate future demand which will eventually support higher-quality new buildings.

[Austinlee]

Originally Posted by BrianTH

A JLL report indicates there is a high level of renovation of existing buildings in the core area for office purposes:

http://www.bizjournals.com/pittsburgh/news/2017/01/26/renovation-projects-a-major-office-trend.html

Of course in the short run this is diverting possible investment away from building new office buildings, but I think in the long run this is actually great--important historic buildings are being put to good use, and all this should help stimulate future demand which will eventually support higher-quality new buildings.

One thing I have noticed since I started paying attention to Pittsburgh construction and development around the year 2000 is that there has been a ton of rehabs and adaptive re-uses of historic buildings downtown and elsewhere. I think this is a wonderful and necessary step for Pittsburgh's latest renaissance. Also it is kind of a pre-requisite for building new highrises.

[ks2006]

Originally Posted by GeneW

I wonder if they're going to start selling alcohol now that PA has loosened the rules for supermarkets?

That would make sense, and it would be a nice addition if they do. The DC area TJs locations that sell alcohol offer some good deals, as well as quite a few options for beer and wine not found in other stores.

[Minivan Werner]

Has anyone ever heard of an old prison being rehabbed for residential use?

[BrianTH]

Originally Posted by Minivan Werner

Has anyone ever heard of an old prison being rehabbed for residential use?

I know of Lorton Prison down in Fairfax, VA:

http://www.bizjournals.com/washington/br...2/live-in-a-prison-plans-for-laurel.html

Just poking around in light of this story, it looks like quite a few prisons have been converted into hotels. Here are some links:

http://www.dailymail.co.uk/news/article-...dered-bashed-converted-swanky-hotel.html

http://www.designcurial.com/news/jail-breaker-4403655

http://www.aspiremetro.com/design/3-luxury-hotels-converted-from-famous-prisons/

[eschaton]

Originally Posted by Minivan Werner

Has anyone ever heard of an old prison being rehabbed for residential use?

My mother actually used to live in a condo in a converted old jail in Northampton, MA. Pretty small, but here it is. The only real tell on the building are the holes where the bars used to be on the stone lintels.

[Austinlee]

You can drive south of Pittsburgh into West Virginia to tour the historic Moundsville Prison. It is really cool. They tell you stories about the history, you can get locked up in a cell for a minute if you'd like (I did).

This seems to be the most probably re-use of the building.



I got to go tour this about 2-3 years ago. Very cool.

BTW, Moundsville has 3 tourist attractions if you ever want to make a day trip of it. The Moundsville prison, across the street an indian burial mound about 100 ft high with stone steps leading up to the top and also the Gold Hindu Palace outside of town.

[photoLith]

Eastern State Penitentiary in Philly has been left as a museum in an abandoned state and you can tour it, its incredible. Down in Westin WV they have the Trans Allegheny Lunatic Asylum, which is even bigger than Western State here and it's a museum, parts are semi abandoned but still used for events and a haunted house. There's been loads of historic prisons and insane asylums all across the US which have been turned into museums and whatnot. I hope the prison here gets preserved and part of it turned into a museum. If Westin WV can do it and Moundsville than Pittsburgh for sure can.

[BrianTH]

The $700 million second phase of the Southern Beltway has begun construction:

http://www.post-gazette.com/news/transpo...ilver-Road-Route-22/stories/201701300012

This phase will get it to I-79. The third phase, getting it to the MFE, would cost another $800+ million.

The other things we could do with that money . . . oh well. There is still hope they might stop this boondoggle at I-79.

[AaronPGH]

I have a way better idea for SCI that would destroy the rest of them. I just need to find a couple hundred million.

[Austinlee]

Originally Posted by BrianTH

The $700 million second phase of the Southern Beltway has begun construction:

http://www.post-gazette.com/news/transpo...ilver-Road-Route-22/stories/201701300012

This phase will get it to I-79. The third phase, getting it to the MFE, would cost another $800+ million.

The other things we could do with that money . . . oh well. There is still hope they might stop this boondoggle at I-79.

It should be a river highway connecting our 3 rivers. The future is in driverless boats.


The Sart Canal Bridge, Belgium