Map Pittsburgh is a comprehensive effort initiated by the Department of City Planning to analyze the zoning of each neighborhood to make sure it is appropriate in light of the new Urban Zoning Code. The rezoning effort is based on current land-use patterns and community input.

Public Process | Approved | FAQ

Public Process

Bon Air Current Zoning Bon Air Proposed Zoning Carrick Current Zoning Carrick Proposed Zoning Stanton Heights Current Zoning Stanton Heights Proposed Zoning Westwood Current Zoning Westwood Proposed Zoning

Approved

Summer Hill Zoning - Approved February 2010 Duquesne Heights - Approved June 2009 Mt. Washington Zoning - Approved June 2009 Perry North Zoning - Approved June 2009 Shadyside Approved Zoning - Approved April 2008 Esplen Approved Zoning - Approved October 2007 Polish Hill Approved Zoning - Approved October 2007 Morningside Approved Zoning - Approved April 2007 Overbrook Approved Zoning - Approved March 2007 Larimer Approved Zoning - Approved January 2007 Allegheny Center Approved Zoning - Approved December 2006 Bloomfield Approved Zoning - Approved October 2006 Brighton Heights Approved Zoning - Approved October 2006 Greenfield Approved Zoning - Approved October 2006 Manchester Approved Zoning - Approved October 2006 Perry South Approved Zoning - Approved October 2006 Sheraden Approved Zoning - Approved October 2006 Uptown Approved Zoning - Approved October 2006 Elliott Approved Zoning - Approved July 2006 Lawrenceville Zoning - Approved January 2006 Strip District Approved Zoning - Approved November 2005 Regent Square Approved Zoning - Approved August 2005 Mount Oliver Approved Zoning - Approved August 2005 Baum-Centre Corridor Approved Zoning - Approved July 2005 Fineview Approved Zoning - Approved June 2005 Hazelwood Approved Zoning - Approved May 2005 South Side Slopes Approved Zoning - Approved May 2005

| Back to top |

1. What is Zoning?
2. What is Map Pittsburgh?
3. Is Map Pittsburgh related to the new assessments?
4. Why a New Zoning Ordinance?
5. Why is this rezoning necessary or desirable?
6. What is the Map Pittsburgh process?
7. What does 'land use' mean?
8. What happens to the land use data that the Department of City Planning collects?
9. How much control will my neighborhood have over what happens to its zoning?
10. I understood what the old zoning codes meant, but don't understand the new residential zoning categories.
11. What happens if my building type does not match what is allowed in the new zoning district?
12. What is a legal non-conforming use and how is it regulated?
13. What happens if I want to sell my property?
14. Zoning Ordinance Online
15. When will Map Pittsburgh get to my neighborhood?
16. Contact the Department of City Planning

(1) What is Zoning?

The purpose of zoning is simply land use control (the use of buildings and land). The intent of zoning regulations is to allow property owners the reasonable use of their property insofar as the use is not detrimental to abutting properties or to the neighborhood. Every property in the city has a zoning classification that determines how the property can be used. Practically speaking, zoning defines the height for apartment buildings and leaves room for trees. It regulates where day care centers go and the number of parking spaces at a store. It is simple common sense and complicated legal jargon. Zoning shapes the way Pittsburgh grows and helps guide the quality of life we enjoy in our neighborhoods, in our workplaces, and where we shop and play. Zoning influences every decision made about the built environment, from homes to industry, street lights to billboards.

(2) What is Map Pittsburgh?

Map Pittsburgh is an outgrowth of the adoption of the Urban Zoning Code in 1999. It is an initiative of the Pittsburgh Department of City Planning to analyze the zoning of each neighborhood to make sure that it is appropriate. Where there are problems or the zoning doesn't fit the land use, the Department of City Planning and the neighborhood residents work together in a partnership through the Map Pittsburgh process to develop a mutually agreeable rezoning proposal. This neighborhood rezoning proposal will then be brought before Planning Commission and City Council for approval. 

(3) Is Map Pittsburgh related to the new assessments?

No. This is a completely separate project and will not affect your property assessment. 

(4) Why a New Zoning Ordinance?

Pittsburgh's new Urban Zoning Code came into effect in 1999 and replaced the former zoning ordinance, which was adopted in 1958. The 1958 zoning code anticipated that future development patterns would be lower in density and far more "suburban" in character than those already established. It emphasized new building types, which greatly changed the character of the existing urban neighborhoods, including emphasis on larger lot sizes in our residential communities. Since then, we learned that it is desirable to continue the building patterns and details that have historically developed. It is these building patterns, such as the compact row houses that are scattered across the hillsides, which create the distinct character of our city. It is the purpose of the new zoning code to:

1. Recognize and preserve the uniqueness of Pittsburgh, including its natural and human-made environment;
2. Facilitate development of good quality;
3. Spur reinvestment in the existing building stock;
4. Maintain and strengthen the city's neighborhoods;
5. Ensure appropriate opportunities for participation and involvement by all affected parties;
6. Control the impacts associated with land uses;
7. Ensure predictability and consistency in the land development process for neighborhood, business and development interests;
8. Preserve and enhance the streets, common areas, and outdoor spaces of the city; and
9. Facilitate administration and enforcement of the City of Pittsburgh's regulations. 

(5) Why is this rezoning necessary or desirable?

Map Pittsburgh offers a unique opportunity for neighborhoods to participate in a comprehensive zoning process. Zoning is the basic building block of neighborhoods, one of the major factors that determine how neighborhoods look and function. Like many zoning codes of its day, the 1958 zoning code reflected suburban standards that did not fit the urban built environment of Pittsburgh. When the City Council passed a new zoning ordinance and zoning map into law (effective in February 1999), the City of Pittsburgh promised to take a comprehensive look at the zoning map of each neighborhood. 

As part of this process we attempt to acheive the following:

1. The existing development pattern matches the zoning use categories. This means that the way your neighborhood looks will match the zoning categories assigned to it – areas with single-family detached homes will be zoned Residential Single-Unit Detached (R1D), etc.;

2. The predominant neighborhood lot sizes match the zoning density categories for residential areas. Density refers to lot size in this context. Larger lot sizes belong in lower densities. For example, neighborhoods with large lots (e.g. in the 5000 square foot range) should be zoned for Low density (L). This is explained further under Question 10

3. All the zoning boundaries are drawn correctly based on the existing land uses (e.g. commercial districts do not include a large amount of residential property); and

4. Current trends, environmental issues, and neighborhood plans and aspirations have been incorporated into the neighborhood zoning.

Consideration of each of these factors is intended to improve the zoning process. Map Pittsburgh benefits neighborhoods in a number of ways. Most importantly, it:

1. Reflects land use and development standards that are tailored to fit the urban character of Pittsburgh's neighborhoods, rather than the suburban standards of the old zoning;

2. Provides an opportunity to change zoning in order to reflect goals and strategies from community planning processes;

3. Provides an opportunity to reverse trends that have had negative impacts on neighborhoods, such as increases in neighborhood density that have led to parking and maintenance problems;

4. Provides a forum for communities to evaluate their own neighborhoods and make decisions that will directly shape their future.

(6) What is the Map Pittsburgh process?

1. Department of City Planning (DCP) gathers land use information

2. DCP prepares analytical maps and preliminary recommendations for rezoning

3. DCP holds neighborhood meeting(s) with neighborhood group(s) to reviewing preliminary recommendations

4. DCP prepares updated zoning recommendations

5. DCP holds large public meeting to review proposal and invites all property owners in neighborhood (notification letter 1)

6. DCP incorporates feedback from public meeting into zoning proposal

7. Hearing at Planning Commission

8. Hearing at City Council (notification letter 2)

9. New zoning becomes law (notification letter 3)

As a property owner, you should receive three notices related to Map Pittsburgh.

Letter 1: The public meeting and Planning Commission hearing are held

Letter 2: The City Council Hearing is held

Letter 3: The new zoning becomes law

DCP welcomes your questions and feedback related to this process. If you have a question, call or email the neighborhood contact listed on your notice.

(7) What does 'land use' mean?

Land use is a term that means the actual use occupying each piece of land. This use might be some kind of industrial use like warehousing, a commercial use like a grocery store, or a residential use like a single-unit home or a multi-unit apartment building. The Department of City Planning has a list of land use categories that community volunteers use when they collect land use data for each parcel of land in their neighborhood. This list contains over 150 different categories of land use. 

(8) What happens to the land use data that the Department of City Planning collects?

The Department of City Planning makes a neighborhood map of the data using GIS (geographic information systems) technology. All the different land use categories are shown in different colors so that the planners and community people can actually see the pattern of development in the neighborhood where the commercial areas are, where the single unit detached houses are, the location of apartment buildings and two unit buildings and begin to compare the existing land use with the current zoning boundaries and other information like where hillside slide-prone areas are. If the neighborhood organization is interested, they can get a digital copy of the database in Excel, Access, or database format from the Department of City Planning.

(9) How much control will my neighborhood have over what happens to its zoning?

Map Pittsburgh relies on a partnership between the neighborhood and the City of Pittsburgh. The involvement of your local community based organization is vital to the process. Involved neighbors can have a huge impact. There will be at least one small neighborhood group meeting, as well as a large public meeting in the neighborhood to discuss the zoning. There will also be hearings before the City Planning Commission and City Council. For the public meeting and the hearings, all residents and property owners will be notified by mail. Residents may also comment on the proposed zoning in writing through comment forms sent with the hearing notices.

(10) I understood what the old zoning codes meant, but don't understand the new residential zoning categories.

The new residential zoning categories are very different from the old ones. In the new residential zoning, there are two parts: 1. Land Use (Building Type)
2. Density (Lot Size)

These two categories can be combined in up to 25 different ways, as shown in the Residential Zoning Matrix.

Land Use (Building Type)

Building type refers to the number of units on one property. For single unit buildings, this category also distinguishes between attached or detached units.

Zone Name	Meaning This zone is designed for:	Comments
R1D	Residential Single Unit Detached Housing	A single house on a single lot that does not physically touch its neighbor
R1A	Residential Single Unit Attached Housing	A single house on a single lot that shares one or more walls with the house(s) next door. These houses are called townhouses or rowhouses.
R2	Residential Two-Unit Housing	Two units of housing on one lot. Can be called a 'duplex.'
R3	Residential Three-Unit Housing	Three units of housing on one lot. These units can be arranged on the lot in many ways. For example, as three adjoining townhouse units on one lot, or as separate apartments on three floors of a large house.
RM	Residential Multi-Unit Housing	This is classic multi-unit zoning. It allows four or more units of housing on one lot.

Residential Zoning Matrix

This matrix is useful for interpreting the zoning districts in your neighborhood. An explanation of the components of the matrix is listed below. Click to view the Residential Zoning Matrix in .PDF format.

Understanding the Matrix

1. Building Type = Number of units
- This is located down the left-hand side of the matrix.

2. Density = Lot Size
- This is located along the top row of the matrix.

EXAMPLE: District R1D-VL

1. R1D = the first component: building type.

Looking down the left-hand side of the matrix, you can see that R1D means "Single-Unit Detached Residential." This is a one-unit, free-standing building.

2. VL = the second component: density.

Looking along the top row of the matrix, you can see that VL means "Very Low-Density."

Note: Remember that Density refers to Lot Size. In this case, Very Low density, or VL, refers to a lot size of at least 8000 square feet.

3. R1D-VL:

When you put the two components together, the matrix gives you a sample illustration. This is one example of the type of building that would be found in this district.

As is usual in zoning, the less intense residential uses can be legally located in any more intense residential zone, but the more intense uses can not be allowed in less intense zones. For example, you could build a single family detached house in an area zoned R3 (3-unit zoning), but you could not build a three-unit building in a single-unit (R1D or R1A) or two-unit (R2) zone.

(11) What happens if my residential building does not match what is allowed in the new zoning district?

Do you have a legal occupancy permit for your building? If you do, your building will become a legal nonconforming use, and it will be able to operate just like it always has. Your property will become subject to the rules governing non-conforming uses, found in Article VII of the Zoning Ordinance, Nonconformities. (You can access a copy of the Zoning Ordinance here.

If, however, it do not have a legal occupancy permit , your property will become an illegal use. Occupancy permit applications can be downloaded from the Land Use Control Division's website. For further information on obtaining zoning approval and an occupancy permit, contact the Department of City Planning or the Bureau of Building Inspection . Contacting the appropriate authority is a priority, as your property may be subject to action by the Zoning Board of Adjustment and the Bureau of Building Inspection.

(12) What is a legal non-conforming use, and how is it regulated?

A legal non-conforming use is a use that was lawfully established, but that does not now conform to the uses allowed in the permitted use table (Sec. 911.02) for the zone in which it exists. A non-conforming use that has a valid Certificate of Occupancy and lawfully occupies a structure or vacant site on the date that it becomes non-conforming may be continued as long as it remains otherwise lawful, subject to the standards and limitations contained in Chapter 921 of the Urban Zoning Code. Chapter 921 sets standards for the expansion, movement, alteration, renovation, enlargement, and abandonment of non-conforming uses. Normal maintenance and incidental repairs may be performed on a structure containing a non-conforming use.

Structures and lots can also be non-conforming, meaning that they do not meet the dimensional requirements of the Urban Zoning Code. Regulations and standards for these are also found in Chapter 921 of the Urban Zoning Code.

(13) What happens if I want to sell my property?

If your property has a valid Certificate of Occupancy, the zoning should not affect the sale of your property if it is to be used for the same purpose. Any purchaser would be wise to check the zoning of any piece of property they plan to buy to make sure that their proposed use is permitted in that zone. If your property is a single-unit residence, it is not required to have a Certificate of Occupancy. 

(14) Zoning Ordinance Online

The new text, adopted in 1998, is available online here.

(15) When will Map Pittsburgh get to my neighborhood?

The Department of City Planning began this process in those neighborhoods that expressed the need for rezoning during the Urban Zoning Code planning process. Keeping in mind geographic distribution and need, we are currently working with the following neighborhoods:

• East
  Glen Hazel, Morningside, Polish Hill, Shadyside, Squirrel Hill, and Stanton Heights.
• North
  Northview Heights and California-Kirkbride.
• South
  Arlington, Bon Air, Carrick, Hays, Lincoln Place, New Homestead, and Overbrook.
• West
  Chartiers City and Esplen.

The following neighborhoods have been completed: Allegheny Center, Allegheny West, Allentown, Arlington Heights, Beechview, Beltzhoover, Bloomfield, Brighton Heights, Brookline, Central Lawrenceville, Central Northside, Central Oakland, Chateau, Duquesne Heights, East Allegheny, East Liberty, Elliott, Esplen, Fineview, Friendship, Garfield, Golden Triangle, Greenfield, Hazelwood, Highland Park, Knoxville, Larimer, Lower Lawrenceville, Manchester, Morningside, Mount Oliver, Mount Washington, North Oakland, North Point Breeze, North Shore, Overbrook, Perry North, Perry South, Polish Hill, Regent Square, Shadyside, Sheraden, South Oakland, South Shore, Southside Flats, Southside Slopes, Spring Garden, Spring Hill, Strip District, Summer Hill, Troy Hill, Upper Lawrenceville, Uptown, West End, and West Oakland.

The whole process takes about a year. DCP will get to all neighborhoods eventually, but if you are interested in your neighborhood being involved sooner rather than later, please contact your local neighborhood organization and ask them to contact DCP at (412) 255-2200.

(16) Contact the Department of City Planning

If you have any questions or comments about the Map Pittsburgh project, feel free to contact the Department of City Planning at (412) 255-2200 and ask for the neighborhood planner that handles your neighborhood, or contact your neighborhood planner directly (see http://www.city.pittsburgh.pa.us/cp/html/planning_contact.html for contact information for the neighborhood planners).

| Back to top |