The Pittsburgh City Council held a public hearing Wednesday to discuss Bill 2024-0059, a proposed amendment to the city's zoning code that would allow single-unit attached residential uses in single-unit detached districts. The bill, which received a positive recommendation from the Planning Commission with specific amendments, aims to address the city's housing shortages and promote urban density.

The bill proposes permitting single-unit attached housing, such as townhouses, in areas currently zoned for single-unit detached homes. This change is intended to increase the housing supply by enabling the development of more units on the same amount of land, thereby making housing more affordable and accessible.

Public Response

The public response to the proposed zoning changes was mixed, with a majority expressing support for the bill. Proponents highlighted the potential benefits of increased housing supply, urban density, and affordability.

Supportive Arguments:

  •  Affordable Housing: Many speakers emphasized the need for more affordable housing options. For instance, John Hanahan, a resident of Fineview, argued that "housing cost inflation has been the defining source of economic woes" and that denser housing options are crucial for addressing this issue.
  •  Urban Density and Walkability: Supporters like Christopher Beam of Bloomfield noted that attached housing promotes urban density, reduces sprawl, and encourages walkable neighborhoods. Beam stated, "We live in a city, not a suburb, and our neighborhoods should grow and change."
  •  Inclusivity and Diversity: Joanna Deing, executive director of the Pittsburgh Food Policy Council, linked single-family zoning to historical racial exclusion and advocated for the bill as a means to foster diverse and inclusive communities. "Single-family zoning has been used to exclude minorities. We need to allow for greater density and affordability," she said.
  •  Environmental Benefits: Higher density living is also seen as better for the environment. "For the sake of a livable planet, we must re-embrace Pittsburgh's wonderful historic density," Hanahan added.

Opposition Arguments:

  •  Neighborhood Character: Opponents expressed concerns about the potential negative impacts on the character and aesthetics of existing single-family neighborhoods. Katherine Brosy, a long-time resident, worried that the changes would allow structures to "loom over my home, blocking sunshine and privacy."
  •  Lack of Specific Affordable Housing Provisions: Critics like David Demco argued that the bill does not include mandates for affordable housing, potentially leading to luxury developments instead of affordable units. "If there are no affordable housing requirements, developers will build luxury townhouses, not affordable ones," he said.
  •  Comprehensive Planning Needed: Some speakers, including Adrien Johnson of Fineview, called for a more comprehensive zoning plan. "The rushed passage of this ordinance could change the character of R1 zoning before those affected are even aware," Johnson stated.

How the Bill Works

The bill allows single-unit attached residential units in detached districts by right for lots 35 feet or smaller and by special exception for larger lots. This change aims to:

  •  Increase Housing Supply: More units can be built on the same amount of land, addressing housing shortages.
  •  Promote Affordability: Economies of scale and reduced land costs per unit can lead to more affordable housing options.
  •  Enhance Urban Density: Efficient land use supports higher population densities, reducing sprawl and supporting public transportation.
  •  Support Environmental Sustainability: Denser housing reduces carbon footprints by decreasing reliance on cars.
  •  Foster Inclusivity: Diverse housing options can promote more inclusive and equitable communities.

Planning Commission Recommendation

The Planning Commission recommended the bill with the amendment to the use table, changing the designation from “A” for Administrator Exception to “P/S” for Permitted and Special Exception. This adjustment aims to streamline the approval process while ensuring appropriate oversight.

Next Steps

The City Council will deliberate on the bill further, with the potential for enactment requiring five affirmative votes. The council must hold a public hearing within 120 days of the Planning Commission's recommendation, with the deadline being July 3, 2024.

Bill 2024-0059 represents a significant step towards addressing Pittsburgh's housing crisis and fostering a more sustainable, inclusive urban environment. As the City Council considers the bill, the diverse perspectives and testimonies from the public hearing will play a crucial role in shaping the city's zoning future.

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