Pittsburgh, PA Zoning
Districts & Requirements
Every zoning district in Pittsburgh with permitted uses, setbacks, height limits, and density requirements — in plain English. Pittsburgh uses a density-based zoning system where residential districts combine a Use Subdistrict (R1D, R1A, R2, RM) with a Density Subdistrict (VL, L, M, H, VH). The 2025 minimum lot size reform significantly reduced lot minimums and eliminated per-unit lot area requirements, unlocking thousands of previously unbuildable parcels. Contextual setbacks and contextual height are allowed in most districts, letting you match adjacent development rather than strictly following the table.
19
Zoning districts
6
Overlay districts
303,000
Population
2025
Code adopted
Quick Reference
Find your district, see what you can do. Click any row for details.
| District | At a glance | Height | Coverage |
|---|---|---|---|
| R1D-L | Single-family detached on standard lots. Covers 14% of the city. ADUs now permitted. Bread-and-butter Pittsburgh residential. | 3 stories / 40 ft | 45% |
| R1D-M | Smaller single-family lots in urban neighborhoods. 2,400 SF minimum. Good for narrow infill. | 3 stories / 40 ft | 50% |
| R1D-H | Smallest single-family lots. 1,200 SF minimum post-2025 reform. Urban infill on micro-lots. | 3 stories / 40 ft | 60% |
| R1A-M | Rowhouses and townhouses. Zero-lot-line on party walls. Pittsburgh's classic housing type. | 3 stories / 40 ft | 60% |
| R2-M | Duplexes by right. The cheapest path to two units on a single lot. Covers 9% of Pittsburgh. | 3 stories / 40 ft | 55% |
| R2-H | Duplexes on smaller urban lots. 1,200 SF minimum. No per-unit area requirement. | 3 stories / 40 ft | 60% |
| RM-M | Apartments and triplexes+. 3 stories / 40 ft. The workhorse multifamily district covering 5.6% of the city. | 3 stories / 40 ft | 60% |
| RM-H | Mid-rise apartments. 4 stories / 50 ft when 50+ ft from R1D/R1A zones. Serious multifamily. | 4 stories / 50 ft (3 stories / 40 ft within 50 ft of R1D/R1A) | 70% |
| RM-VH | High-rise residential. 180 ft max height (2025 legislation). Oakland and East Liberty towers. | 180 ft (per 2025 legislation) | 80% |
| NDO | Low-intensity office and residential. Transitional district between houses and commercial. 35 ft max. | 3 stories / 35 ft | 60% |
| LNC | Corner-store commercial. Small-scale retail + residential. 3 stories / 40 ft. The classic Pittsburgh neighborhood business district. | 3 stories / 40 ft | 80% |
| UNC | Larger mixed-use. 3+ stories with special exception for more. Active commercial streets like Butler, Carson, Penn Ave. | 3 stories / 45 ft (more by special exception) | 90% |
| HC | Auto-oriented commercial. Big-box, drive-throughs, car lots. The district for uses that need parking lots. | 4 stories / 50 ft | 75% |
| R-MU | Residential-primary with neighborhood commercial allowed. Transitional between residential and commercial corridors. | 3 stories / 40 ft | 70% |
| UC-MU | High-intensity mixed-use. East Liberty, Oakland fringes. Performance points system for bonus height. | Per height map + bonus (typically 60-120 ft base) | 90% |
| GT | Downtown Pittsburgh. FAR-based (up to 13:1). Inclined-plane height limits, not flat caps. The most valuable zoning in the city. | 180-450 ft (varies by inclined plane) | 100% |
| EMI | University and hospital campuses. Custom standards per Institutional Master Plan. Oakland, Shadyside hospital row. | Per Institutional Master Plan | Per Institutional Master Plan |
| UI | Light industrial and flex. Strip District, Lawrenceville edges. Warehouse conversions and maker spaces. | 4 stories / 50 ft | 75% |
| H | Steep-slope protection. 25%+ grade triggers extra review. Limits density and impervious coverage. | 2.5 stories / 35 ft | 30% |
Residential — Single-Unit Detached
3 districts in Pittsburgh
R1D-L
Single-Unit Detached — Low DensityThe second-largest zoning district in Pittsburgh, covering neighborhoods like Squirrel Hill South, Brookline, and Beechview. Single-family detached homes on moderate lots. The 2025 lot reform dropped the minimum from 5,000 SF to 3,000 SF, opening significant infill potential on vacant lots.
What you can build
- ✓Single-family detached home
- ✓Accessory dwelling unit (ADU)
- ✓Home occupation
- ✗Duplexes or multi-unit (need R2 or RM)
- ✗Commercial or retail
- ✗Attached housing (need R1A)
Key numbers
- Height
- 3 stories / 40 ft
- Lot min
- 3,000 SF (was 5,000 SF pre-2025)
- Width
- 30 ft
- Coverage
- 45%
- Front
- 25 ft (contextual allowed)
- Side
- 5 ft one side / 10 ft other
- Rear
- 15 ft
What this means in practice
45% coverage on 3,000 SF = 1,350 SF footprint. Two stories gets you ~2,500 SF — a tight but functional infill home. The 2025 reform is the story here: thousands of vacant lots that were below the old 5,000 SF minimum are now buildable by right. If you're buying vacant lots in Brookline or Carrick, check if they clear 3,000 SF — many do now.
R1D-M
Single-Unit Detached — Moderate DensityModerate-density single-family found in tighter neighborhoods like parts of the South Side Slopes, Polish Hill, and Troy Hill. Narrower lots typical of Pittsburgh's hillside development pattern.
What you can build
- ✓Single-family detached home
- ✓Accessory dwelling unit (ADU)
- ✓Home occupation
- ✗Duplexes or multi-unit
- ✗Commercial or retail
- ✗Attached housing
Key numbers
- Height
- 3 stories / 40 ft
- Lot min
- 2,400 SF (was 3,200 SF pre-2025)
- Width
- 20 ft
- Coverage
- 50%
- Front
- 15 ft (contextual allowed)
- Side
- 3 ft one side / 5 ft other
- Rear
- 10 ft
What this means in practice
50% of 2,400 SF = 1,200 SF footprint. Three stories at 40 ft max = ~3,200 SF total — a good-sized Pittsburgh rowhouse replacement or hillside infill. The contextual setback provision is key on these tight streets: if your neighbors are built at 5 ft from the sidewalk, you can match them instead of pulling back 15 ft.
R1D-H
Single-Unit Detached — High DensityHigh-density single-family covering 7% of the city. Found in the densest traditional neighborhoods — Lawrenceville, parts of the North Side, Central Oakland. Many existing homes already sit on lots smaller than the old minimum.
What you can build
- ✓Single-family detached home
- ✓Accessory dwelling unit (ADU)
- ✓Home occupation
- ✗Duplexes or multi-unit
- ✗Commercial or retail
- ✗Attached housing
Key numbers
- Height
- 3 stories / 40 ft
- Lot min
- 1,200 SF (was 1,800 SF pre-2025)
- Width
- 16 ft
- Coverage
- 60%
- Front
- 15 ft (contextual allowed)
- Side
- 3 ft minimum
- Rear
- 2 ft adjacent to alley
What this means in practice
60% of 1,200 SF = 720 SF footprint. Three stories gets you ~2,000 SF — a narrow urban home. The 2-ft rear setback adjacent to alleys is uniquely Pittsburgh: the city's extensive alley network means your rear yard can be minimal. The 2025 reform dropped the minimum from 1,800 to 1,200 SF, making many vacant Lawrenceville micro-lots buildable for the first time.
Residential — Single-Unit Attached
1 district in Pittsburgh
R1A-M
Single-Unit Attached — Moderate DensityThe rowhouse district. Attached single-unit homes sharing party walls — the building type Pittsburgh is known for. Found across Lawrenceville, South Side, Bloomfield, and the North Side. Zero side setback on the party wall side.
What you can build
- ✓Single-family attached (rowhouse/townhouse)
- ✓Accessory dwelling unit (ADU)
- ✓Home occupation
- ✗Multi-unit residential (need R2 or RM)
- ✗Commercial or retail
- ✗Detached single-family (technically allowed but impractical)
Key numbers
- Height
- 3 stories / 40 ft
- Lot min
- 1,600 SF
- Width
- 16 ft
- Coverage
- 60%
- Front
- 10 ft (contextual allowed)
- Side
- 0 ft (party wall) / 3 ft (end unit)
- Rear
- 10 ft (2 ft adjacent to alley)
What this means in practice
The 0-ft party wall setback is the entire point — build wall-to-wall with your neighbor. 60% coverage on a 16-ft-wide lot (typical 16x80 = 1,280 SF) gives you a 768 SF footprint per floor, ~2,100 SF over three stories. New rowhouse construction in Lawrenceville and the North Side runs $300-400K+ and pencils well on these lots. End units need a 3-ft side yard.
Residential — Two-Unit
2 districts in Pittsburgh
R2-M
Two-Unit — Moderate DensityPittsburgh's duplex district, covering neighborhoods like Morningside, Highland Park edges, and parts of Brighton Heights. Two units on a single lot — side-by-side or stacked — without any special approval.
What you can build
- ✓Single-family home
- ✓Duplex (two-unit)
- ✓Accessory dwelling unit (ADU)
- ✓Home occupation
- ✗Triplexes or larger multi-unit (need RM)
- ✗Commercial or retail
- ✗Townhouse rows
Key numbers
- Height
- 3 stories / 40 ft
- Lot min
- 2,400 SF (no per-unit min post-2025)
- Width
- 20 ft
- Coverage
- 55%
- Front
- 15 ft (contextual allowed)
- Side
- 3 ft one side / 5 ft other
- Rear
- 10 ft
What this means in practice
The 2025 reform eliminated the per-unit lot size requirement (was 1,800 SF/unit). Now any R2 lot clearing 2,400 SF supports two units. A 20x100 lot (2,000 SF) is still too small, but a 24x100 lot (2,400 SF) at 55% coverage = 1,320 SF footprint. Stacked duplex over 3 stories = ~3,600 SF total, two 1,800 SF units. Strong rental play in neighborhoods with $1,200-1,600/mo rent floors.
R2-H
Two-Unit — High DensityHigh-density duplex zoning in Pittsburgh's tightest neighborhoods. The 2025 reform makes this district far more useful — no per-unit minimum means virtually every legal lot can support two units.
What you can build
- ✓Single-family home
- ✓Duplex (two-unit)
- ✓Accessory dwelling unit (ADU)
- ✗Triplexes or larger
- ✗Commercial
Key numbers
- Height
- 3 stories / 40 ft
- Lot min
- 1,200 SF (no per-unit min post-2025)
- Width
- 16 ft
- Coverage
- 60%
- Front
- 10 ft (contextual allowed)
- Side
- 3 ft minimum
- Rear
- 2 ft adjacent to alley
What this means in practice
Pre-2025, a two-unit building needed 3,600 SF of lot (1,800 SF/unit). Post-reform, any R2-H lot at 1,200 SF supports a duplex. That's transformative — narrow 16x80 lots throughout Lawrenceville and the South Side that previously only supported one unit now allow two. 60% of 1,280 SF = 768 SF footprint, 3 stories = ~2,100 SF split into two ~1,050 SF units.
Residential — Multi-Unit
3 districts in Pittsburgh
RM-M
Multi-Unit — Moderate DensityPittsburgh's primary multifamily district. Triplexes, fourplexes, and small apartment buildings. Found along corridors in Shadyside, Oakland, Bloomfield, and the North Side. No unit-count cap — density is controlled by lot size, height, and coverage.
What you can build
- ✓Single-family or duplex
- ✓Triplexes, fourplexes, apartments
- ✓Senior housing
- ✓Group living
- ✓Accessory dwelling unit (ADU)
- ✗Commercial or retail (need NDO, LNC, or UNC)
- ✗Industrial
Key numbers
- Height
- 3 stories / 40 ft
- Lot min
- 2,400 SF
- Width
- 20 ft
- Coverage
- 60%
- Front
- 10 ft (contextual allowed)
- Side
- 5 ft each side
- Rear
- 10 ft
What this means in practice
No per-unit lot area requirement post-2025 — density is purely a function of what you can fit within 60% coverage at 3 stories. A 5,000 SF lot at 60% coverage = 3,000 SF footprint x 3 floors = 9,000 SF gross. That's 8-10 apartments at 900-1,000 SF or 12-15 studios. Parking is the real constraint: off-street requirements still apply in most of the city.
RM-H
Multi-Unit — High DensityHigher-density apartments in neighborhoods transitioning to urban intensity — East Liberty, parts of Oakland, and North Side corridors. The Residential Compatibility Standards step height down near single-family zones.
What you can build
- ✓Apartment buildings
- ✓Townhouse complexes
- ✓Senior housing
- ✓Group living
- ✗Commercial or retail (need mixed-use district)
- ✗Industrial
Key numbers
- Height
- 4 stories / 50 ft (3 stories / 40 ft within 50 ft of R1D/R1A)
- Lot min
- 1,200 SF
- Width
- 16 ft
- Coverage
- 70%
- Front
- 10 ft (contextual allowed)
- Side
- 3 ft minimum
- Rear
- 2 ft adjacent to alley
What this means in practice
Residential Compatibility Standards are the hidden constraint: within 50 ft of R1D or R1A zones, you're limited to 40 ft / 3 stories. Beyond 50 ft, you get 50 ft / 4 stories. On a half-acre lot at 70% coverage = 15,246 SF footprint x 4 floors = ~61,000 SF gross — roughly 50-60 apartments. That's a serious project requiring structured or surface parking. Check adjacency to lower-density zones carefully before underwriting.
RM-VH
Multi-Unit — Very High DensityPittsburgh's densest residential district. High-rise apartments near universities and hospitals — Oakland's Forbes-Fifth corridor, East Liberty, and parts of the North Shore. The 2025 reform set maximum height at 180 ft and eliminated lot size minimums entirely.
What you can build
- ✓High-rise apartment buildings
- ✓Townhouse complexes
- ✓Senior housing
- ✓Group living
- ✗Commercial or retail (need mixed-use or commercial district)
- ✗Industrial
Key numbers
- Height
- 180 ft (per 2025 legislation)
- Lot min
- None
- Width
- None
- Coverage
- 80%
- Front
- 10 ft (contextual allowed)
- Side
- 0 ft or 3 ft
- Rear
- 5 ft
What this means in practice
180 ft at 80% coverage on a 1-acre site = ~627,000 SF gross (roughly 15 floors at 80% efficiency). That's 400-500 apartments. The elimination of lot minimums means even smaller parcels can go vertical — but structured parking, fire access, and utility infrastructure become the real constraints at this scale. Most RM-VH sites are near Pitt/CMU or UPMC facilities where demand supports this density.
Mixed Use — Neighborhood
1 district in Pittsburgh
NDO
Neighborhood OfficeThe gentlest mixed-use district. Allows small offices, professional services, and residential in buildings that match the neighborhood scale. Found at edges of commercial corridors transitioning into residential blocks.
What you can build
- ✓Office and professional services
- ✓Residential (single-family through apartments)
- ✓Live/work
- ✓Day care centers
- ✓Bed and breakfast
- ✗Retail or restaurant
- ✗Drive-throughs
- ✗Industrial
- ✗Entertainment venues
Key numbers
- Height
- 3 stories / 35 ft
- Lot min
- 2,400 SF
- Width
- 20 ft
- Coverage
- 60%
- Front
- 10 ft (contextual allowed)
- Side
- 5 ft each side
- Rear
- 15 ft
What this means in practice
NDO is the rezoning landing zone when neighborhoods push back against full commercial. A therapist's office, small law firm, or coworking space in a converted house — that's the NDO product. 60% coverage at 3 stories on a 5,000 SF lot = 9,000 SF gross. Don't plan for retail tenants here; if you need ground-floor commercial, you need LNC or UNC.
Mixed Use — Commercial
2 districts in Pittsburgh
LNC
Local Neighborhood CommercialPittsburgh's corner-store zoning. Small-scale retail, restaurants, and services mixed with apartments above. Found on commercial blocks throughout Lawrenceville (Butler St), Bloomfield (Liberty Ave), South Side (Carson St edges), and dozens of neighborhood commercial nodes.
What you can build
- ✓Retail and restaurants
- ✓Office and professional services
- ✓Apartments (upper floors or standalone)
- ✓Live/work
- ✓Personal services (salon, barber, etc.)
- ✗Drive-throughs
- ✗Auto repair or car sales
- ✗Industrial or warehousing
- ✗Large-format retail (>5,000 SF ground floor)
Key numbers
- Height
- 3 stories / 40 ft
- Lot min
- 1,200 SF
- Width
- 16 ft
- Coverage
- 80%
- Front
- 0 ft (build-to line)
- Side
- 0 ft
- Rear
- 5 ft
What this means in practice
LNC is where Pittsburgh's best small mixed-use projects happen. Build-to line at 0 ft puts the storefront on the sidewalk. 80% coverage at 3 stories on a 2,500 SF lot = 6,000 SF gross — a coffee shop with two apartments above. Retail rents on Butler St and Penn Ave run $18-30/SF NNN. The no-minimum-setback approach means you can build lot-line to lot-line with your neighbors, creating the continuous streetwall Pittsburgh's commercial streets are known for.
UNC
Urban Neighborhood CommercialPittsburgh's major commercial corridor zoning. More intensive than LNC — larger buildings, wider range of uses, and the ability to seek additional height by special exception. Found on the busiest sections of Butler Street, Carson Street, Penn Avenue, and Murray Avenue.
What you can build
- ✓Retail and restaurants (larger format)
- ✓Office buildings
- ✓Apartments above and standalone
- ✓Hotels
- ✓Entertainment and cultural venues
- ✓Mixed-use buildings
- ✗Heavy industrial
- ✗Auto-oriented uses in most cases
- ✗Drive-throughs (conditional)
Key numbers
- Height
- 3 stories / 45 ft (more by special exception)
- Lot min
- None
- Width
- None
- Coverage
- 90%
- Front
- 0 ft (build-to line)
- Side
- 0 ft
- Rear
- 5 ft
What this means in practice
UNC is the real mixed-use play in Pittsburgh. At 90% coverage and 0-ft setbacks, a quarter-acre site yields ~9,800 SF per floor x 3 floors = ~29,400 SF gross. That's 3,000 SF retail + 20 apartments. The special exception for additional height is worth pursuing on larger sites — the Zoning Board has been approving 4-5 story projects regularly along East Liberty and Lawrenceville corridors. Budget 2-3 months for the hearing.
Commercial
1 district in Pittsburgh
HC
Highway CommercialPittsburgh's auto-oriented commercial district along major arterials — McKnight Road corridor, Route 51, West Liberty Avenue commercial strips. Everything that doesn't fit in walkable districts lands here.
What you can build
- ✓Big-box retail
- ✓Drive-throughs and fast food
- ✓Auto repair and car dealerships
- ✓Hotels and motels
- ✓Office buildings
- ✓Gas stations
- ✗Heavy industrial or manufacturing
- ✗Standalone residential (residential is accessory only)
Key numbers
- Height
- 4 stories / 50 ft
- Lot min
- None
- Width
- None
- Coverage
- 75%
- Front
- 25 ft
- Side
- 10 ft (0 ft shared wall)
- Rear
- 10 ft
What this means in practice
HC sites near evolving neighborhoods are rezoning candidates. If an HC site is adjacent to LNC or UNC, the long-term play is converting to mixed-use — the land value differential can be substantial. 75% coverage at 4 stories on a 1-acre site = ~130,000 SF gross, but most HC sites are developed at much lower intensity with surface parking consuming 60%+ of the lot.
Mixed Use — Residential
1 district in Pittsburgh
R-MU
Residential Mixed UseA hybrid district allowing residential at any scale plus limited commercial uses. Designed for streets transitioning between pure residential and commercial corridors. Ground-floor retail is allowed but not required.
What you can build
- ✓Apartments and multi-unit residential
- ✓Small-scale retail and restaurants
- ✓Office and professional services
- ✓Live/work
- ✓Single-family and duplexes
- ✗Large-format retail
- ✗Drive-throughs
- ✗Industrial
- ✗Auto-oriented commercial
Key numbers
- Height
- 3 stories / 40 ft
- Lot min
- 1,200 SF
- Width
- 16 ft
- Coverage
- 70%
- Front
- 5 ft (contextual allowed)
- Side
- 0 ft or 3 ft
- Rear
- 10 ft
What this means in practice
R-MU gives you the flexibility LNC offers without the expectation of a commercial streetwall. If you're not sure the retail market supports a ground-floor shop, R-MU is safer than LNC — you can go all-residential and still have the option for a corner cafe later. 70% coverage at 3 stories on a 5,000 SF lot = 10,500 SF gross. The 0-ft side setback makes party-wall construction possible.
Urban Center
1 district in Pittsburgh
UC-MU
Urban Center Mixed UsePittsburgh's most intensive mixed-use district outside downtown. Applied in East Liberty, parts of Oakland, and the Strip District. Uses a performance points system where developers earn bonus height by providing community benefits — affordable housing, green building, public space.
What you can build
- ✓Large mixed-use buildings
- ✓High-rise apartments
- ✓Office towers
- ✓Hotels
- ✓Retail and entertainment
- ✓Cultural facilities
- ✗Heavy industrial
- ✗Auto-oriented uses
- ✗Low-density single-family (minimum height of 24 ft required)
Key numbers
- Height
- Per height map + bonus (typically 60-120 ft base)
- Lot min
- None
- Width
- None
- Coverage
- 90%
- Front
- 0 ft (build-to line)
- Side
- 0 ft
- Rear
- 0 ft or 5 ft
What this means in practice
The performance points system is the key: affordable housing (15% at 50% AMI), LEED certification, structured parking, and public open space all earn bonus height. A well-designed project can add 2-3 stories beyond base height. At 90% coverage, a half-acre site yields ~19,600 SF per floor — scale that up 6-8 stories and you're at 120,000-157,000 SF gross. The 24-ft minimum height means no single-story buildings — the city wants urban intensity here. Continuous 10-ft sidewalks required.
Downtown
1 district in Pittsburgh
GT
Golden TrianglePittsburgh's downtown core — the triangle formed by the Allegheny and Monongahela rivers. Density is controlled by FAR (up to 13:1) rather than simple height caps. Height limits use inclined planes that allow taller buildings toward the center of downtown, stepping down toward the riverfronts.
What you can build
- ✓Office towers
- ✓High-rise apartments
- ✓Hotels
- ✓Retail and restaurants
- ✓Entertainment and cultural venues
- ✓Mixed-use at any scale
- ✗Industrial or manufacturing
- ✗Auto-oriented commercial
- ✗Surface parking lots as primary use (limited)
Key numbers
- Height
- 180-450 ft (varies by inclined plane)
- Lot min
- None
- Width
- None
- Coverage
- 100%
- Front
- 0 ft
- Side
- 0 ft
- Rear
- 0 ft
What this means in practice
GT zoning uses inclined planes, not flat height caps: 180 ft at the riverfront rising to 385-450 ft toward the center of the triangle. FAR ranges from 6:1 to 13:1 depending on subdistrict. At 13:1 FAR on a 10,000 SF lot = 130,000 SF of buildable area. The 2022 amendments eliminated residential density restrictions downtown, making housing-first projects viable without variances. Below-grade parking or adjacent garages are standard — surface parking wastes too much of the FAR potential.
Special Purpose
2 districts in Pittsburgh
EMI
Educational/Medical InstitutionCovers Pitt, CMU, UPMC campuses, and other major institutions. Each EMI district has its own Institutional Master Plan (IMP) with custom site development standards negotiated between the institution and the city. Generic dimensional standards don't apply — the IMP controls.
What you can build
- ✓Academic and research buildings
- ✓Medical facilities and hospitals
- ✓Student and employee housing
- ✓Support retail and dining
- ✓Athletic and recreation facilities
- ✓Parking structures
- ✗Uses not in the approved Institutional Master Plan
- ✗Unrelated commercial development
- ✗Heavy industrial
Key numbers
- Height
- Per Institutional Master Plan
- Lot min
- Per Institutional Master Plan
- Width
- Per Institutional Master Plan
- Coverage
- Per Institutional Master Plan
- Front
- Per Institutional Master Plan
- Side
- Per Institutional Master Plan
- Rear
- Per Institutional Master Plan
What this means in practice
If you're developing near EMI-zoned land, the institution's IMP is your primary constraint document — not the base zoning code. UPMC and Pitt have been aggressively building in Oakland, and their IMPs allow significant density. The adjacency to EMI is often more relevant than the EMI zoning itself: spillover demand for housing, food, and services drives development in R-MU, LNC, and UNC zones within a few blocks of campus. Check the latest IMP filings at the Planning Commission.
H
HillsidePittsburgh is famously hilly, and the H district protects slopes of 25% grade or steeper. Found on the South Side Slopes, Troy Hill, Mount Washington, and dozens of other hillside areas. Development is possible but significantly constrained by geotechnical requirements.
What you can build
- ✓Single-family homes (with geotechnical review)
- ✓Limited accessory structures
- ✓Public parks and trails
- ✗Multi-unit residential without variance
- ✗Commercial or industrial
- ✗Any development on slopes >40% without special exception
Key numbers
- Height
- 2.5 stories / 35 ft
- Lot min
- 6,000 SF
- Width
- 50 ft
- Coverage
- 30%
- Front
- 25 ft
- Side
- 10 ft each side
- Rear
- 15 ft
What this means in practice
Hillside sites look cheap on paper — don't be fooled. Geotechnical engineering (retaining walls, deep foundations, stormwater management on slope) can add $50-100K+ to construction costs. 30% coverage on 6,000 SF = 1,800 SF footprint max. The view premium on Mount Washington or the South Side Slopes can justify the extra cost for custom homes, but spec development is risky. Check landslide history with Allegheny County before making an offer.
Industrial
1 district in Pittsburgh
UI
Urban IndustrialPittsburgh's modern industrial district designed for light manufacturing, maker spaces, and industrial flex. Found in the Strip District, parts of Lawrenceville, and along the river corridors. Many UI sites are legacy industrial parcels ripe for adaptive reuse.
What you can build
- ✓Light manufacturing and assembly
- ✓Warehouse and distribution
- ✓Office and R&D
- ✓Maker spaces and artisan production
- ✓Breweries and distilleries
- ✓Limited retail accessory to production
- ✗Standalone residential
- ✗Heavy industrial with major environmental impact
- ✗Big-box retail
Key numbers
- Height
- 4 stories / 50 ft
- Lot min
- None
- Width
- None
- Coverage
- 75%
- Front
- 10 ft
- Side
- 0 ft or 10 ft
- Rear
- 10 ft
What this means in practice
The Strip District is ground zero for UI-to-mixed-use conversions. Legacy warehouse buildings with 14-ft ceilings and heavy floor loads convert well to breweries, food halls, and creative office. If you're buying a UI site near an evolving residential corridor, the rezoning play to LNC or UNC can triple land value — but check the city's industrial preservation policy first. Pittsburgh has been protective of its remaining industrial land base.
Development Bonus Program
Pittsburgh uses a Performance Points system in UC-MU districts: earn bonus height and density by providing community benefits. Affordable housing (15% of units at 50% AMI) is the highest-value point generator. LEED Gold or Passive House certification, structured parking (reducing surface lots), public open space, and neighborhood-serving retail also earn points. The system is additive — stack multiple benefits for maximum height bonus. In GT districts, FAR bonuses up to 2 additional points are available for LEED-certified buildings and public open space. The 2022 GT amendments also eliminated residential density restrictions downtown, making residential-first projects viable without variances.
Overlay Districts
Inclusionary Zoning Overlay
Pittsburgh's IZ requirement applies to developments of 20+ units in designated areas. Developers must provide 10% of units at 50% AMI or pay a fee-in-lieu. Applies in Lawrenceville, East Liberty, Bloomfield, and other high-growth neighborhoods. Factor this into your pro forma early — it's a real cost but a known one.
Riverfront Zoning Districts (RI)
Special overlay along the Allegheny, Monongahela, and Ohio riverfronts. Requires riverfront setbacks (typically 30-50 ft from normal pool elevation), public trail access, and limits on surface parking facing the river. Development must orient toward the water. Affects Strip District, South Side, and North Shore sites.
Height Reduction Zone
Mapped overlay reducing maximum height for a 20-ft strip into certain parcels abutting lower-density residential zones. Height in the reduction zone cannot exceed the maximum of the adjacent district plus 20 ft. Primarily affects UC-MU and R-MU parcels near R1D neighborhoods. Check the Height Map before underwriting.
Historic Districts (City-Designated)
Pittsburgh has 13 city-designated historic districts including the Mexican War Streets, Deutschtown, Manchester, and the South Side. Certificate of Appropriateness required from the Historic Review Commission for exterior alterations, new construction, and demolition. Budget 1-2 months for HRC review. National Register districts (additional 20+) affect tax credit eligibility but not local regulatory review.
Transit-Oriented Development (TOD) Overlay
Applied near light rail stations on the T system. Allows increased density and reduced parking requirements to encourage transit-supportive development. Check if your site is within a TOD overlay — the parking reduction alone can save $15-30K per eliminated space in structured parking costs.
FEMA Flood Overlay
Significant floodplain areas along the three rivers and tributary streams. Check FEMA FIRM panels — the 2019 update remapped many areas. Base flood elevation plus freeboard determines your first-floor height. Properties in the floodway are essentially unbuildable. Flood fringe sites can develop but require elevated construction and flood insurance. The Strip District and parts of the North Side are particularly affected.
Frequently Asked Questions
How do I check zoning for a specific property?
Use the City's interactive zoning map at pittsburghpa.gov/dcp/zoning — enter an address to see the base district, density subdistrict, and any overlays. For what the zoning actually means for your project, that's what Nearby Property does — enter any address and get the full property profile with permitted uses, setbacks, density, and development potential.
What changed with the 2025 lot size reform?
The 2025 legislation (Bill 2025-1579) reduced minimum lot sizes in all density subdistricts and eliminated per-unit lot area requirements. Very Low went from 8,000 to 6,000 SF, Low from 5,000 to 3,000 SF, Moderate from 3,200 to 2,400 SF, High from 1,800 to 1,200 SF, and Very High lost its minimum entirely. The per-unit minimum (previously 750-1,800 SF per unit) is gone. This unlocks thousands of vacant lots that were previously too small to build on.
What are contextual setbacks?
Pittsburgh allows contextual setbacks in most residential districts: your front setback can match adjacent buildings rather than the zoning table minimum. If your neighbors are built at 10 ft from the street and the code says 25 ft, you can build at 10 ft. This prevents new construction from looking out of place on established blocks. The same concept applies to building height (contextual height).
How does the Residential Compatibility Standard work?
When RM or mixed-use development is adjacent to R1D, R1A, or R2 zones, height is restricted: max 40 ft / 3 stories within 50 ft of the residential zone, max 50 ft / 4 stories from 51-100 ft. This creates a step-back effect protecting lower-density neighborhoods. If your RM-H site abuts R1D-L, the first 50 ft of your building is capped at 3 stories even though RM-H allows 4.
Can I build an ADU in Pittsburgh?
Yes. ADUs are permitted in all residential districts (R1D, R1A, R2, RM). The ADU must be accessory to a primary dwelling. Maximum size is typically 800 SF or 50% of the primary dwelling floor area, whichever is less. The ADU follows accessory structure setbacks — typically reduced from the primary building requirements.
What's the difference between LNC and UNC?
Scale and intensity. LNC (Local Neighborhood Commercial) is corner-store zoning — small-scale retail, 3 stories, 40 ft max. UNC (Urban Neighborhood Commercial) allows larger buildings, more uses, and the ability to seek additional height by special exception. If you're on a major commercial street (Butler, Carson, Penn Ave), you're likely in UNC. If you're on a secondary commercial block, it's probably LNC. UNC's 90% coverage vs. LNC's 80% also gives you more buildable area per lot.
How does the Golden Triangle (GT) FAR system work?
Downtown Pittsburgh uses Floor Area Ratio instead of simple height caps. GT subdistricts range from 6:1 to 13:1 FAR. A 10,000 SF lot at 13:1 FAR = 130,000 SF of building. Height is controlled by inclined planes — 180 ft at the riverfronts, rising to 385-450 ft in the center. The 2022 amendments eliminated residential density restrictions, making apartment towers viable without special approvals. FAR bonuses are available for LEED certification and public open space.
Get the full property profile for
any address in Pittsburgh
Permitted uses, setbacks, density, buildable area, overlays, and nearby development activity — for a specific parcel, not just the district.