About Design Review

Design review is an important part of the permitting process in the Department of City Planning. Architects and developers work with staff to help ensure high-quality development in Pittsburgh. Successful design improves quality of life, enhances neighborhood character, and provides economic and environmental benefits.

Pittsburgh's Zoning Code requires design review for many types of projects, based on size and zoning district. All projects requiring a Development Review Application must undergo design review. Specifically, these projects include new commercial construction; new residential construction of 3 or more units; master plans; high wall signs; projects Downtown; projects in other select neighborhoods; and others required by the Zoning Code or the Zoning Administrator.

A flow chart outlining the design review process is available as a pdf here.

Beginning the Process

Applicants should begin the design review process at an early stage of project development when changes in the project can still be made. To begin, applicants must complete a Development Review Application, available online here or at the Zoning Counter at 200 Ross Street, 3rd Floor. Applicants can also set up a preliminary meeting with zoning and design staff to discuss the project and approval process.

The extent of the design review process can vary depending on the scale and scope of the project, necessary review, and what urban design issues or criteria are present in the project.

Submission Requirements

For the initial staff review, the applicant must submit:

• location map
• site plan, including adjacent context
• labeled photos of surrounding context
• elevations of all sides visible from a street
• landscaping plan

A written statement describing the project and design concepts should also be included. A complete listing of submission requirements for the subsequent reviews are available as a pdf here. Submissions must be received at least 7 business days before a meeting with an applicant's project on the agenda. If submissions are incomplete or late, the applicant is notified and the project held until documentation is complete.

Staff Review Process

After a Development Review Application is filed, City Planning design staff and the appropriate neighborhood planner make an initial evaluation of the project using information submitted by the applicant.

During this initial review, City Planning design staff develops a list of design targets for the project. The goals are specific to the project but are broad, not prescriptive, and serve as a checklist for the applicant. These targets guide the project throughout the review process, although a project may meet some of the goals on initial submission. In developing each set of targets, staff draws from relevant master plans and design guidelines.

At this stage, City Planning design staff determines what type of further design review is necessary, either staff design review or the Contextual Design Advisory Panel (CDAP) review.

If a project continues with staff review, the project representative meets with staff and works to address the project's urban design targets. The process is complete when the applicant has met all the design-related zoning requirements and addressed the design targets to the best of their ability.

Contextual Design Advisory Panel

The Contextual Design Advisory Panel (CDAP) is comprised of 8 members with expertise in the physical development of the city. This multi-disciplinary team provides pro-bono design and planning assistance within each of their professional fields. The panel's mission is "promoting quality of life in the City of Pittsburgh through professional, voluntary design assistance to maximize the economic, civic, contextual, and aesthetic value of new development projects which significantly impact the public realm." To fulfill this mission, CDAP advises the Department of City Planning by reviewing and providing design guidance on selected, higher profile projects throughout the city.

CDAP is an advisory panel, not a commission. Together with staff design review, the panel works to resolve design issues through professional peer critique before the Planning Commission conducts its review. This frees the Planning Commission to focus on its responsibility of assuring that new developments are consistent with the overall planning objectives of the city.

CDAP considers the extent to which each development proposal addresses successful design, public space enhancement, context sensitivity, and sustainable urbanism. CDAP works to ensure that projects feature well designed buildings and landscapes that engage both users and the streetscape. Buildings should also make appropriate connections to adjacent sites and to the larger neighborhood. Finally, CDAP recommends the use of green building materials and designs which consider the longer-term impact and use of a single project.

Types of Projects

Projects CDAP may review range from building additions and high wall signs to multi-parcel developments and master plans. Staff evaluates each project and its surrounding context and determines whether CDAP review would be beneficial. This determination will be made early in the review process. The criteria considered include the size of the project, complexity of the design and the context, and impact on the public realm. Generally, CDAP reviews Project Development Plans, Preliminary Land Development Plans, Final Land Development Plans, Master Plans, High Wall Signs, and larger projects undergoing Site Plan Review.

CDAP Review Process

City Planning design staff initially review all projects and develop a set of urban design targets. Once these goals are being addressed, the project is presented at a CDAP meeting. The project representative presents and discusses the project, surrounding context, and design concepts. CDAP members ask questions and make recommendations to the project representative. The design goals developed during the initial staff review guide the review at CDAP meetings. Discussion will be limited to these broad targets, which will provide consistency to the process and benchmarks to evaluate progress.

Most projects will be reviewed twice by CDAP. At the second meeting, the project representative presents changes since the last meeting and provides additional visuals on the project as the design has developed. The purpose of this meeting is to resolve any of the outstanding urban design goals. The second meeting may not be necessary for projects that meet the design objectives in the first full CDAP meeting. Other projects return to CDAP for a third review, especially if the design changes significantly in the process or a complicated design challenge exists.

Design review is a collaborative process between City Planning and the project representative. Staff work continuously with the applicant to address the design targets until these goals are being met and design-related zoning requirements are satisfied. While the CDAP review is voluntary, it is highly recommended.

City Planning staff accepts the final comments from CDAP, and along with staff input, convey design feedback and guidance to the Zoning Administrator or Planning Commission, as the final approval determines.

Workshops

In addition to the regularly scheduled CDAP meetings, CDAP also holds workshops. Less like a formal review, a workshop is a collaborative meeting. The project representative brings their project goals and current design to the panel members who provide design guidance. CDAP can help the project representative meet their objectives while helping to create successful urban spaces.

Meeting Schedules and Agendas

Regular CDAP meetings are held every other Tuesday from 4 PM to 6 PM. Up to 2 projects are reviewed at each meeting, which are held in the Department of City Planning Director's Conference Room, 200 Ross Street, 4th Floor, Pittsburgh.

Members

There are 8 members of CDAP. The recommended composition for the panel is four architects, one landscape architect, one construction/materials specialist and two other members. Members serve two-year terms.

• Mr. Tom Bartnik
• Ms. Christine Brill
• Ms. Sallyann Kluz
• Mr. Michael Kuhn
• Mr. Edward Patton
• Mr. Joe Serrao
• Mr. Page Thomas
• Mr. Larkin Werner

Public Participation

The public and the press are welcome to observe at CDAP meetings but no public testimony is taken and physical space is limited. Written comments from the public related to design issues on specific projects will be accepted and distributed to panel members. To ensure timely review, these comments should be submitted prior to the related CDAP meeting. Note that other opportunities for public hearings on projects are available, such as Planning Commission and Zoning Board of Adjustment, depending on the project approval process.

Rules and Procedures

To read the CDAP Rules and Procedures, click here.

For More Information

For more information, contact Kate Rakus, Design Review Specialist, at kate.rakus@city.pittsburgh.pa.us or 412-255-2470.